Buying land in Ghana can be one of the most rewarding investments you’ll ever make. Whether you’re a resident, a member of the diaspora, or an international investor, land ownership represents opportunity — the chance to build, develop, and leave a legacy.
But land acquisition in Ghana comes with unique complexities that require careful navigation. Issues surrounding land titles, chieftaincy disputes, litigation, and unregistered indentures can complicate transactions for unsuspecting buyers.
At DPN Global, we work to eliminate risk and confusion by helping our clients make informed, secure investments. Here’s what you need to know before buying land in Ghana.
1. Understand the Land Ownership System in Ghana
Land in Ghana falls under several categories:
- Customary Land: Owned by stools, skins (traditional authorities), clans, or families.
- Government Land: Administered by the state or public institutions.
- Private Land: Owned by individuals or organizations.
Approximately 80% of Ghana’s land is customary, meaning it’s governed by traditional systems. This often introduces additional layers of negotiation and validation, particularly with chiefs or family heads.
Tip: Always verify land ownership and avoid making payments based solely on verbal promises or family referrals.
2. Always Conduct a Land Title Search
Before purchasing any land, it is essential to conduct a land title search through the Lands Commission. This will verify:
- The legal owner of the land
- Whether the land is under litigation or government acquisition
- Existing encumbrances, such as loans or multiple claims
A title search helps protect you from fraudulent sales or buying land that is already sold or disputed.
3. Be Cautious of Chieftaincy and Stool Land Disputes
Many plots of land, particularly in peri-urban areas, fall under the control of traditional authorities. While chiefs and family heads are recognized as custodians, multiple factions can lay claim to the same stool lands, especially when succession disputes arise.
Signs of potential chieftaincy issues include:
- Conflicting claims from different “heads of family”
- Unclear or unsigned allocation notes
- Incomplete documentation
Solution: Work with real estate firms that vet chiefs and families for legitimacy, and always demand signed allocation notes with full traditional and legal endorsements.
4. Don’t Rely on an Indenture Alone — Register the Land
Many land buyers receive a signed indenture, believing it equates to ownership. An indenture is simply a legal agreement or memorandum of transfer. However, it must be properly registered with the Lands Commission for your rights to be recognized.
Failure to register the land means:
- Your name does not appear in official land records
- The same land can be sold to someone else
- You cannot legally develop or resell the property
Pro Tip: Ensure your indenture includes a certified site plan and is signed by a licensed surveyor and the seller. Follow through with land registration to obtain your Land Title Certificate.
5. Avoid Buying Land in Disputed Estates
Estate lands — particularly those in high-demand areas like Accra, Kasoa, and East Legon Hills — can present hidden risks. Common estate-related issues include:
- Unregistered estates selling plots without proper documentation
- Developers without land titles subdividing and selling communal land
- Boundary overlaps with traditional authorities or other developers
Before buying land in a new estate, verify:
- Whether the developer holds a master land title
- If the estate layout is approved by the town and country planning department
- Whether infrastructure (roads, drainage, electricity) is legally permitted
6. Use a Licensed Surveyor and Lawyer
No matter how straightforward the deal may seem, always engage:
- A licensed surveyor to verify plot dimensions and location
- A real estate attorney to review documentation and file registrations
This legal team will protect you from forged site plans, misrepresented plots, and illegal land sales.
7. Work With Verified Real Estate Professionals
One of the most effective ways to avoid land disputes is to work with registered real estate companies who have:
- Conducted due diligence on the land
- Verified ownership and litigation status
- Provided clients with secure, traceable transactions
At DPN Global, we only list land that is thoroughly vetted and ready for safe, secure acquisition by diaspora investors and international buyers.
🔎 Case Study 1: Land Sold by a Chief Under Litigation
Client: Diaspora Investor from the UK
Location: Amasaman (Greater Accra Region)
Purchase Type: Customary land sold by a traditional chief
Issue: Hidden chieftaincy dispute and multiple land allocations
Background:
The client was introduced to a parcel of land by a well-known chief in the area. The land was reasonably priced and came with a signed allocation note and indenture. Confident in the seller’s reputation, the buyer began fencing the property.
Problem:
Two months into development, a separate family faction emerged, claiming the stool had no right to allocate the land due to an ongoing chieftaincy dispute filed at the National House of Chiefs. An injunction was placed on the land, and development had to stop.
Resolution:
Through a third-party legal team, the buyer was able to retrieve part of their investment, but the process took over 14 months and significant legal fees. Had the buyer conducted a full due diligence check, they would have discovered that the stool’s right to administer land in the area was under legal contest.
Lesson: Always conduct a litigation status check at the Lands Commission and House of Chiefs, especially when buying customary land.
🧾 Case Study 2: Estate Land Without a Registered Master Title
Client: Ghanaian-American couple based in New Jersey
Location: East Legon Hills
Purchase Type: Plot within a gated estate
Issue: Developer lacked proper documentation and was selling land under a Power of Attorney from an overseas relative
Background:
The couple purchased a plot in a fast-developing estate advertised on social media. They were shown a beautifully designed layout plan, and the developer offered a discount for early payment.
Problem:
Six months after the purchase, the couple tried to register the land. The Lands Commission flagged the plot: no registered title existed for the estate. Further, the seller did not legally own the land — he was only acting on behalf of a relative abroad without a properly notarized Power of Attorney.
The couple was not able to proceed with registration, and multiple plots within the estate had overlapping claims.
Resolution:
The couple contacted a real estate law firm that helped them reach a settlement, but they still lost 25% of their total investment due to legal costs and reallocation fees. They have since continued their search with a registered agency.
Lesson: Never rely on unverified site plans or verbal claims. Always ask to see the registered master title, approved layout, and proof of ownership before making any payments.
🛡️ How DPN Global Prevents These Issues
At DPN Global, we pre-vet all listed properties through:
- Verified land title or lease checks
- Litigation status verification
- Cross-checking chieftaincy disputes with regional houses
- Partnering only with developers holding full registration and master plans
We make sure diaspora investors never fall victim to these preventable risks.
Final Thoughts: How to Avoid Land Disputes in Ghana
Land investment in Ghana holds tremendous potential — but also significant legal risk if approached carelessly. By taking the right steps upfront, you can protect your investment and avoid years of costly litigation or loss.
Before you buy land in Ghana:
- Verify ownership
- Avoid oral agreements
- Demand documentation
- Engage professionals
- Register your land
Considering Buying Land in Ghana? Start With Confidence.
DPN Global helps high-earning members of the diaspora navigate Ghana’s real estate market with transparency, legal guidance, and long-term protection.