Relocating to Ghana—or Africa more broadly—offers immense opportunities but also requires careful planning.
Whether you are moving for lifestyle, business, or long-term investment, success depends on preparation and due diligence. This checklist is designed to guide individuals, entrepreneurs, and investors through the key steps of relocation and market entry. It covers everything from essential travel and legal documents to housing, banking, and cultural integration, as well as the critical factors to consider when investing in Africa’s fast-growing markets. For those looking at Ghana specifically, the guide also highlights the current challenges in the housing sector and the practical measures you should take to protect your investments while identifying areas of opportunity.
1) Quick executive summary
- Ghana has a large housing deficit (≈1.8–2.0 million units) and strong urban housing demand — big opportunities but hard barriers (land titles, financing, rising construction costs, mismatch toward luxury stock).
- Foreigners cannot typically hold freehold land; most purchases are leasehold and require strict due diligence and registration. Expect local partners, legal checks, & approvals (GIPC / Lands Commission).
- For relocating: get the right visa/work & residence permits, secure housing (rent short-term first), open local bank accounts, confirm schooling/healthcare, and do careful shipping/customs planning.
2) Solid checklist for relocating to Ghana (or Africa broadly) — pre-departure, arrival, and settling in
Pre-departure (do these before you leave)
- Passport & visas
- Ensure passport valid ≥ 6–12 months. Apply for an appropriate visa (entry, investor, or work visa) and gather documents for a work permit/residence permit if working. (Employers usually apply for work permit; residence permit follows.)
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Paperwork & legal
Certified copies of birth certificate, marriage certificate (if applicable), diplomas, professional certificates, police clearance, and medical records.- International driving permit + certified translations if needed.
Finances
- Inform banks and set up international access. Research local banks (Ghanaian banks require specific documents to open accounts for non-residents). Bring multiple funding methods (bank transfer capability, a debit/credit card, some USD).
Health
- Vaccinations (yellow fever certificate is required on entry to many African countries and recommended for Ghana). Bring prescriptions and copies. Buy travel/expat health insurance covering evacuation. Check local COVID/health guidance.
Housing plan
- Book temporary accommodation (hotel/short-let) for the first 2–6 weeks. Never arrive expecting to inspect many homes on the same day — plan time for in-person due diligence.
Shipping & belongings
- Prepare inventory for customs. Check Ghana customs rules and taxes for personal goods and household items.
Communications
- Research SIM / eSIM providers (eSIM cards and local SIMs are common). Bring unlocked phone. USE CODE: (ILOVEGHANA) at esim.net for a 5% discount on our esim card.
Schools
- If applicable, research international or private schools (register early — slots fill).
Security & cultural prep
- Learn basic local customs, common phrases, and safety advisories for the city/region you’ll live in.
- Arrival (first 30–90 days)
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Apply/register
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Finalize work permit / residence permit paperwork (sometimes employer-assisted). Register with local authorities if required.
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Temporary housing → long term
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Inspect properties in daytime and at night. Check neighborhood safety, access to utilities, water, drainage, power reliability, internet speed, and proximity to health care and markets.
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Banking & mobile money
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Open a local bank account and register for mobile money (MoMo is common in Ghana). Ensure you understand remittance rules and tax implications.
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Utilities & home setup
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Confirm electricity (load-shedding? back-up generator options), water access, and how to top up prepaid meters.
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Legal & property actions
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If buying/long-leasing: hire a local lawyer and a licensed surveyor; obtain title checks from the Lands Commission; confirm all previous transfers and encumbrances.
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Networking
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Join expat groups, Diaspora associations, and local professional bodies — they can speed up dealing with bureaucracy.
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3) Detailed due diligence & checklist specifically for investing in Africa / Ghana (real estate & other sectors)
Before you invest — fundamentals and documents to collect
- Understand the legal framework
- Confirm whether the asset can be owned by a foreigner and under what terms (freehold vs leasehold). In Ghana, freehold is limited to citizens; foreigners typically secure leaseholds (commonly up to 50 years). Make sure you know renewal conditions.
Local partner & advisors
- Use trusted, independent local advisors: a licensed real estate lawyer, an accredited surveyor, a chartered accountant, and a reputable developer or local partner. Check references and previous projects.
Title & land checks
Obtain:
Allodial title / chain of title documents- Survey plan from a licensed surveyor
- Encumbrance certificate (mortgages, caveats)
- Confirm registration at the Lands Commission / Land Registry
- Red flags: multiple overlapping claims, missing chain of title, oral agreements only, or transfers by unverified chiefs/families without documented authority.
Regulatory approvals & permits
- Building permits, environmental clearances, zoning, and planning approvals. Confirm developer has paid local taxes and levies.
Market fundamentals
- Demand/supply mismatch (is the product aimed at the market that exists? — e.g., there’s often oversupply at luxury end and undersupply in affordable/near-middle segments). Check rental yields, vacancy rates, and absorption rates for the target city.
Financing & currency risk
- Understand local lending availability, interest rates, and currency volatility risk (Cedi can be volatile; factor FX risk for returns denominated in cedi). Consider hedging or structuring revenue streams in hard currency where legally permitted.
Construction & cost escalation
- Rising construction costs (materials, fuel) are common — get detailed fixed-price contracts, performance bonds, and warranties. Check contractor track record.
Taxation & repatriation
- Confirm corporate tax, VAT, stamp duty, capital gains, property taxes and rules on profit repatriation. Register projects with Ghana Investment Promotion Centre (GIPC) where applicable.
Exit strategy
- Be clear on resale markets, buyer demand, and legal restrictions that could affect your ability to sell or transfer ownership later.
- Practical investor checklist (step-by-step)
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Confirm the investment vehicle (local SPV, JV with a Ghanaian partner, or direct leasehold).
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Do title searches at Lands Commission + independent survey.
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Get legal opinion from two independent law firms (one for land, one for corporate/tax).
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Perform technical due diligence on structures and soil tests for land.
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Verify developer’s permits & community/compensation issues.
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Financial model: build base, stress, and worst-case (FX shock, interest spike) scenarios.
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Negotiate protections: escrow for purchase funds, step-in rights, completion bonds, and arbitration clauses (prefer neutral venue).
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Register investment with GIPC (if applicable) to access incentives and protections.
Red flags that should stop the deal (walk away unless fixed)
- Missing or unclear title chain, conflicting family/chief claims.
- Seller/reseller cannot produce original title or survey.
- Developer has no track record or has outstanding legal disputes.
- No clear permits, or the land is in a protected zone.
- Unwillingness to place funds in escrow or provide performance guarantees.
4) Biggest problem(s) Ghana is facing today in the housing market — explained (concise & sourced)
- Huge housing deficit + mismatch of supply
- Ghana’s housing need is large — estimates put the deficit around ~1.8–2.0 million units and annual delivery far less than required. Private construction often targets higher-income buyers, leaving a shortage of affordable and middle-income housing. This means big demand but the market is segmented and many projects miss the mass market.
Land tenure, title insecurity & transaction risk
- Complex land ownership systems (state, customary/chief, family holdings) produce overlapping claims and require careful local verification. Title disputes raise transaction costs and risks for buyers and developers.
Lack of long-term housing finance
- Mortgage penetration is low; many buyers can’t access long-term, affordable mortgages. That keeps demand price-sensitive and limits purchase power. Developers depend on cash buyers or short-term financing, pushing up prices.
Rising construction & input costs
- Global commodity/energy prices and local inflation increase construction costs, delaying projects or making affordable units unprofitable without subsidies or creative finance.
Bottom line: the largest single opportunity for investors is solving affordable/middle-income housing with secure land tenure solutions, finance innovation, and cost management — but you must be prepared for the legal, title, and financing headaches.
5) Tactical recommendations (fast wins & strategic moves for you)
- If relocating + investing: rent first, do local market research, build relationships with two reputable local law firms and one developer. Never skip independent title/survey checks.
- If investing only: target the mid-market (near-affordable) segment, bundle off-plan with mortgage/finance solutions, or consider build-to-rent where rents are stable. Use blended finance (local equity + international debt) to mitigate FX and interest risk.
- Structure deals with protections: escrow, performance bonds, clear arbitration mechanisms, and step-in rights. Consider partnering with trustworthy DFIs or regional funds for credibility and improved financing terms.
6) Practical next steps & resources (where to start)
- For immigration/permits: Ghana Ministry of Interior / Immigration & work permit guides.
- For investment rules & incentives: Ghana Investment Promotion Centre (GIPC) and U.S. State Dept investment climate report.
- For housing sector data & recommendations: UN-Habitat Country Housing Profile and Housing Finance Africa country brief.
Conclusion
Relocating to Ghana—or anywhere in Africa—is more than just a change of scenery; it’s a life-changing decision that demands preparation, awareness, and strategy. From securing the right visas and permits to verifying land titles, setting up banking, and understanding the realities of the housing market, every step on this checklist is essential. Skipping even one can expose you to risks that delay your plans, waste money, or put your investment in jeopardy.
What makes this guide valuable is its focus on both living and investing. Ghana offers incredible opportunities, but success depends on handling the fundamentals correctly: legal compliance, financial planning, housing due diligence, and local cultural integration. If you take these essentials seriously, you won’t just relocate—you’ll thrive, build wealth, and enjoy a secure future in one of Africa’s most dynamic regions.