When it comes to real estate in Ghana, one of the most significant challenges buyers, investors, and developers face is the country’s complicated land titling system. From unclear ownership records to overlapping claims, the process of securing a legitimate land title can often feel like navigating a maze—and the stakes are high.

A Legacy of Complexity

Ghana’s land administration system is a patchwork of customary and statutory laws. About 80% of land in the country is under customary ownership—managed by families, clans, or stools (traditional authorities). The remaining 20% is held by the state or in public trust. While this dual structure reflects Ghana’s history and cultural heritage, it also creates major bottlenecks in land registration and titling.

Multiple Interests, One Plot

One of the biggest sources of confusion in land titling arises when multiple parties claim ownership of the same plot. Because customary land sales are often not officially recorded or registered promptly, it’s not uncommon for different individuals or families to have competing documents or rights to the same land. This opens the door to litigation, fraud, and long, expensive legal battles.

Bureaucratic Red Tape

Even when the rightful owner is known, the process of securing a land title from the Lands Commission can be painfully slow and inconsistent. Applicants often face long delays, lack of transparency, missing files, and, in some cases, demands for unofficial fees. While recent digital initiatives like the Ghana Enterprise Land Information System (GELIS) aim to streamline the process, full implementation remains a work in progress.

Why It Matters for Investors

For developers and real estate investors, the uncertainty around land titles can seriously impact project timelines and financial returns. Without a valid and undisputed land title, obtaining building permits, financing, or even resale becomes risky. It’s a major deterrent to foreign investment and a roadblock for developers looking to scale projects efficiently.

Navigating the System: What You Can Do

1. Conduct Thorough Due Diligence: Always engage a reputable surveyor and legal expert to verify ownership claims before committing to a land deal.
2. Insist on Proper Documentation: Ensure that indentures, site plans, and land commission searches are complete and up to date.
3. Register the Title Early: Start the title registration process as soon as the land is acquired to avoid complications down the line.
4. Use Trusted Agents or Developers: Consider purchasing from established developers or estates that have already secured land titles.

The Road Ahead

Reforming Ghana’s land titling system is essential for unlocking the full potential of the real estate market. A more transparent, efficient, and digitized land administration structure would boost investor confidence, reduce disputes, and make homeownership more secure for everyday Ghanaians.

Until then, understanding the system—and its pitfalls—is your best defense.