Buying Property in Ghana Through a Developer: The Deep Due Diligence Checklist
A visitor on our website recently asked a simple question that many diaspora buyers are thinking: “What questions should I ask a developer who is building properties in Ghana?” If you are buying property in Ghana through a developer, your first meeting is not just a tour. It is your best chance to confirm the developer is real, the land is clean, and the deal is structured to protect you.
This guide gives you a deep due diligence checklist for buying property in Ghana through a developer, especially if you do not have family on the ground to follow up. It includes what to verify, what documents to request, what contract terms to insist on, the extra searches most buyers skip, and the red flags that should make you walk away.
Table of Contents
- Before the first meeting
- 1. Prove the developer is legitimate
- 2. Prove the land is legitimate
- 3. Trace the root of title
- 4. Do a multi-division Lands Commission search
- 5. Check for litigation and disputes
- 6. Zoning, planning, and approvals
- 7. Authenticate the site plan and confirm beacons
- 8. Utility access, right of way, and hidden costs
- 9. Community risk checks (land guards, competing claims)
- 10. Rules foreigners should know before signing
- 11. Contract protections you want in writing
- 12. Safe payment structure and escrow options
- 13. Build quality, permits, and inspections
- 14. Handover checklist and after-sales protections
- 15. If you live abroad: extra safeguards
- Red flags that should make you pause or walk away
- FAQs
- Sources
Before the first meeting
If you are buying property in Ghana through a developer, the first meeting should not be your first verification step. You want to arrive with a short list of documents you need to see and a plan for how you will confirm them independently.
- Request documents in advance: site plan, land ownership documents, draft contract, payment schedule, and a list of completed projects.
- Ask for evidence, not promises: official search results, approvals (if available), and recent project photos with dates.
- Make a visit plan: schedule time to physically visit at least one completed project and the actual land site.
- Bring a professional: ideally an independent Ghana-based lawyer who represents you only, not the developer.
- Consider adding a licensed surveyor: especially if the land is not fully title registered or if boundaries are not obvious on site.
1. Prove the developer is legitimate
Buying property in Ghana through a developer works best when you treat the developer like a business vendor, not like a friend. Ask for proof, then verify it.
| What to ask the developer for | What you are trying to confirm |
|---|---|
| Company registration details and business address | The company exists and is traceable |
| List of completed projects with addresses | They have a delivery track record |
| References from past buyers | Real customer outcomes, not marketing |
| Construction team details (engineer, architect, site manager) | They have real capacity, not outsourcing everything |
| Warranty policy and defects process | What happens after you move in |
| Standard spec sheet for the house type you are buying | Materials and finishes are defined before you pay |
If a developer refuses basic transparency, that alone is useful information. Buying property in Ghana through a developer requires comfort with documentation.
2. Prove the land is legitimate
Most expensive problems in Ghana real estate come from land disputes, double sales, and unclear documentation. You want an independent verification path through official channels.
A. Confirm what kind of registration applies
In Ghana, you may hear “title” and “deed” used casually. The important part is that the land interest you are buying should be registered properly with the Lands Commission, and your transaction documents should meet their submission requirements.
Review the Lands Commission requirements early so you can spot missing items before you pay.
B. Run an official search and match the site plan
Insist on an official search. Also confirm the site plan is prepared by a licensed surveyor and matches the land size and boundaries described in the agreement.
C. Confirm stamp duty is handled
Stamp duty matters because it affects registration steps. Confirm who pays stamp duty, when it must be paid, and that you will receive official receipts.
3. Trace the root of title
Even if the current documents look valid, you still want to understand the root of title. This means tracing how the land was acquired and transferred over time. A weak chain can create future disputes even if the developer looks legitimate today.
- Ask for the full chain: prior indentures, leases, assignments, or conveyances.
- Check for missing links: gaps in transfers, unclear signatures, or missing witness details.
- Confirm authority: if stool or family land, confirm the correct grantor had authority to grant the interest.
4. Do a multi-division Lands Commission search
Many buyers only do a single search and assume they are done. A better approach is to ensure checks cover the items that commonly cause problems, including encumbrances and overlaps.
- Encumbrances: mortgages, charges, caveats, restrictions.
- Overlaps: competing site plans, boundary conflicts, survey issues.
- Government interests: acquisition status or restrictions, where applicable.
Your lawyer should guide which searches apply to your location and the land type.
5. Check for litigation and disputes
Land can look clean on paper and still be under dispute. Some disputes are in court, and some involve chieftaincy or family claims.
- Ask directly: has this land ever been in court or under dispute?
- Confirm independently: your lawyer can run checks in relevant courts for pending suits or injunctions.
- For stool or family land: ask about chieftaincy disputes that could affect grants or authority.
6. Zoning, planning, and approvals
Even legitimate land can be a bad purchase if the planning situation is wrong. Confirm your intended use is allowed and whether approvals are already in place.
- Zoning: is it residential, mixed use, commercial, or restricted?
- Planning approval: has the development been approved by the relevant authority?
- Road reservations and setbacks: confirm you are not buying into an area earmarked for future roads or restrictions.
7. Authenticate the site plan and confirm beacons
A site plan is not just paper. It must match what exists on the ground. This is where many land problems start.
- Beacon check: confirm boundary beacons exist and match the plan.
- Survey verification: use a licensed surveyor to confirm coordinates and boundaries.
- Overlap risk: confirm the plot does not overlap another parcel or road reservation.
8. Utility access, right of way, and hidden costs
Ownership is not the same as usability. Confirm practical infrastructure before you commit.
- Road access: confirm a motorable road or a legal right of way.
- Utilities: confirm proximity and realistic cost for electricity, water, drainage, and internet.
- Arrears: confirm there are no unpaid utility bills tied to the property, where applicable.
- Service charges: if the development is gated or managed, confirm service charge rules and escalation terms.
9. Community risk checks (land guards, competing claims)
Some risks will never show up in the first document set. Local checks matter.
- Ask neighbors: is the area known for disputes or competing claims?
- Ask about land guards: whether there have been past incidents in the area.
- Check fee collectors: confirm no one else is collecting ground rent or “security fees” informally.
10. Rules foreigners should know before signing anything
If you are not a citizen of Ghana, there are constitutional limits on land interests. Ghana’s Constitution restricts the creation of land interests for non-citizens beyond a leasehold term of fifty years at any one time.
This means if you are buying property in Ghana through a developer as a foreign national, you should expect a leasehold structure and you should be very clear on lease term, renewal terms, and what exactly you own (land interest vs structure improvements).
11. Contract protections you want in writing
A “reservation form” is not enough. If you are buying property in Ghana through a developer, your contract should be detailed and enforceable.
| Contract clause | Why it protects you |
|---|---|
| Clear description of land interest and boundaries | Prevents mismatch between what you saw and what you bought |
| Build specification schedule (materials, finishes, utilities) | Stops bait and switch on quality |
| Milestone-based delivery dates | Makes delays measurable |
| Delay remedies (price reduction, refund option, penalties) | Gives you leverage if timelines slip |
| Defects liability period and warranty process | Defines what happens after handover |
| Dispute resolution clause (mediation, arbitration, court) | Pre-agrees how conflict is handled |
| Change order process | Controls upgrades and prevents surprise charges |
| Title transfer and registration responsibility | Defines who does what and by when |
12. Safe payment structure and escrow options
If you are buying property in Ghana through a developer, the payment structure can either protect you or trap you. Avoid paying a large percentage upfront without strong documentation and milestones.
- Use milestone payments: foundation, walling, roofing, finishes, handover.
- Define what counts as completion: photos are not enough. Use inspection or written sign-off.
- Consider escrow: if available through a lawyer escrow account or a trusted financial structure.
- Use traceable payments: bank transfer with proper references, not cash.
- Receipt discipline: demand receipts that match your contract payment schedule.
13. Build quality, permits, and inspections
A house can look good in photos and still have expensive hidden issues. If you are buying property in Ghana through a developer, treat inspection like insurance.
- Ask about permits and approvals: confirm what approvals apply in that district.
- Ask who supervises quality: name the engineer or clerk of works.
- Require inspections: at least at roofing stage and before final payment.
- Do a snag list: a written defects list before handover, signed by both parties.
- Ask for as-built documentation: where available, keep what is provided for future repairs and renovations.
14. Handover checklist and after-sales protections
Handover is where people get emotional and stop checking. Stay disciplined.
- Walkthrough inspection: test plumbing, electrical points, doors, windows, drainage, and finishes.
- Snag list sign-off: confirm timeline for fixes and keep it in writing.
- Keys and access: confirm all keys, gate remotes, and access controls are delivered.
- Warranty: confirm what is covered and the process to report defects.
15. If you live abroad: extra safeguards
Buying property in Ghana through a developer while living abroad is doable, but only if you reduce information gaps.
- Independent representative: appoint a lawyer or trusted professional to act as your eyes.
- Written update schedule: weekly or biweekly updates with dated photos and short videos.
- Site visit logs: a simple report after each visit showing progress and issues.
- Power of attorney controls: if you use a POA, limit it to specific actions and time periods.
- Payments only after verification: no “progress claims” without a progress inspection or proof.
Red flags that should make you pause or walk away
- They rush you: “Pay today or you lose the unit.”
- No documents upfront: “We will give paperwork later.”
- Land story keeps changing: new owners, new boundaries, unclear history.
- Cash-only behavior: refusing traceable payments or proper receipts.
- No independent verification allowed: discouraging searches, lawyers, or inspections.
- Unrealistic discounts for fast payment: heavy pressure tied to a same-day bank transfer.
- Boundary confusion on site: no beacons, no clear landmarks, no survey clarity.
FAQs
Is buying property in Ghana through a developer safer than buying land yourself?
Sometimes. Developers can reduce the logistics burden, but you still need land verification, contract protections, and inspection. The risk does not disappear. It changes form.
Do I need to register the documents myself?
You do not need to personally do it, but you should confirm it is done properly and keep copies of submitted documents and receipts.
As a foreigner, can I own land in Ghana?
Ghana’s Constitution limits land interests for non-citizens to leaseholds that do not exceed fifty years at any one time. The Land Act, 2020 also reflects this restriction.
Compliance notice: All money transfer services must be licensed by the Bank of Ghana.
Sources
- Lands Commission of Ghana
- Lands Commission: Registration (Title) requirements
- Lands Commission: Deed registration requirements
- Ministry of Lands and Natural Resources
- Ministry of Lands and Natural Resources: Land registration documents
- Ghana Revenue Authority: Stamp duty overview
- Laws of Ghana (Constitution): Article 266 (non-citizen land interests)
- Land Act, 2020 (Act 1036) PDF