Buy Apartments in Accra at 20% Discount
That off-plan apartment in Airport Residential Area looks perfect. The developer is offering 20% off—you'd save $10,000 compared to buying completed. But you're in Houston, the apartment doesn't exist yet, and you'll be wiring money for 18 months to watch progress through WhatsApp photos and videos.
You can buy apartments in Accra at a real discount. It just rarely shows up as a simple price slash. Most “20%” deals come from off plan apartments in Accra, developer closeouts, and resales where the seller needs speed.
I’ll walk you through how to buy apartments in Accra from the US and remotely, what you can do long distance, what requires being in Ghana on your next trip, and how to protect yourself with paperwork and verification. Halfway through, I’ll also show you the buy vs build in Accra decision, because sometimes building is the cleaner play for diaspora buyers.
Exchange rate used for all conversions: 1 USD ≈ GH₵ 10.70 (Bank of Ghana mid rate, January 8, 2026).
Can you really buy apartments in Accra at 20% discount?
Let me answer this clearly - Yes, but in a few repeatable situations. Let's take a look at some of the options;
- Off plan pricing. Early buyers fund construction, so the launch price is lower. A lot of builders use the money from the clients to fund the construction so in effect, they can share the savings from cost of financing with you. Also, you carry a risk for buying in so early.
- Closeout inventory. A developer wants cash flow and will trade price or incentives to clear the last units. These are harder to identify but with work, you can make it happen.
- Motivated resales. A seller relocating or under pressure will trade price for a fast close.
- FX shifts. Prime stock is often priced as if it is in USD, even when you pay in cedi.
What is usually fake is the “discount” that disappears once VAT, service charge deposits, and agency commission show up after you have already paid a reservation. From abroad, your first rule is simple: negotiate the all in cost, in writing.
Apartments for sale in Accra: where discounts show up (and where they don’t)
If you are shopping Cantonments, Airport Residential, Ridge, Labone, and parts of East Legon, you are in the premium market. Those apartments for sale in Accra are commonly marketed in dollars and carry meaningful service charges.
A recent apartment for sale in cantonments Accra, had a 2 bedroom apartment priced at GH₵ 2,988,063 (approximately $279,300 USD).
So where does a discount come from in that world?
Quick reality check: 3 places discounts are most real
- Off plan apartments Accra (launch tranche pricing).
- Completed units that have sat too long (developer wants turnover).
- Resales with a motivated seller (speed is your leverage, even from the US).
If you want to buy apartments in Accra while living in Chicago, Houston, Atlanta or New York, stop chasing “cheap” and start looking for “verifiable plus motivated.” This mindset shift alone will save you a lot of headache.
Apartments for sale in Accra from the US: the safe order of operations
This is the cleanest workflow I recommend for diaspora buyers who are trying to do this remotely and long-distance, without being there.
- Shortlist the unit and the developer. Ask for a current video walkthrough (today’s date spoken on camera) and the full spec sheet.
- Get the paper trail before you pay. Draft sale agreement, payment schedule, VAT and levies schedule, and the bank account name that will receive funds.
- Run independent checks. Lawyer title search for any land based component, plus a building inspection and snag list if the unit is completed.
- Negotiate the all in price. Price plus levies plus agency commission, all written into the invoice.
- Pay in tranches tied to proof. Especially for off plan apartments in Accra, do not pay big money just because the calendar says so. Tie all payments to the agreed upon milestones.
- Plan handover like a project. Snagging, meter transfers, keys, defect rectification, and a written warranty.
Remote or in person: Steps 1 to 4 can be done from abroad. Step 6 is best done in Ghana on your next trip, or handled by a trusted representative using power of attorney.
Off plan apartments Accra: the discount lever with the most upside
If you’re trying to buy apartment in Accra, off plan can be where the real 20% gap lives.
Here is the math most agents will not say clearly on a call with you. When you buy apartments in Accra off plan, you are basically buying a timeline, not a finished product.
A completed unit might be priced at $150,000 (about GH₵ 1,605,000). The early off plan price might be $120,000 (about GH₵ 1,284,000). That is a real 20% gap, and it exists because you are taking delivery risk.
Your protection is the payment schedule. As mentioned earlier, with apartments for sale in Accra Ghana, your safest leverage is milestone-based payments tied to verified progress. Ask for a Ghana real estate developer payment plan that ties payments to milestones, not mere due dates on a calendar. One published example uses 40% to start, 40% at lintel, 20% on handover.
Remote or in person: You can sign and pay remotely, but plan one in person trip for final snagging and handover. If travel is impossible, power of attorney allows your representative to sign and take keys, and the document often needs consular attestation when signed from abroad.
Off plan example you can reference in negotiations
Regimanuel Gray publishes the milestone logic (40% start, 40% lintel, 20% handover).
They also published an installment comparison showing a Cantonments project with a deposit plus quarterly payments.
Use those patterns when you negotiate to buy apartments in Accra remotely. Stick to the plan and don't allow the developer to pressure you into doing something that was not agreed to. You are not being difficult, you are doing what is best for you and your family.
The 7 part “20% discount” playbook
- Off plan early bird pricing: ask for launch tranche pricing versus near completion pricing.
- Closeout incentives: if price is fixed, ask for furnished credits, service charge waivers, or parking.
- Cash for speed: offer a 30 day close from the US (proof of funds) in exchange for 5 to 15% off.
- Milestone leverage: ask for the lower cash price while paying in 2 to 3 tranches tied to verified progress.
- FX terms: if the unit is priced like USD, define the rate date in the contract.
- Motivated resale: look for sellers who need liquidity, your edge is speed between visits.
- Value add: negotiate inverter, AC units, wardrobes, generator, and a written defects warranty.
Keep that list open during every WhatsApp call, especially when you are buying from abroad.
Buy vs build in Accra: the pivot many diaspora buyers make
Most people start by trying to buy apartments in Accra, because it feels simpler from abroad. Sometimes it is, especially if you want a lock and leave unit in a prime area with a property manager.
But if you keep seeing compromises on quality, layout, or price, building becomes attractive, even from 5,000 miles away.
Option A: Buy apartments in Accra
Best for: US based buyers prioritizing simplicity, location, and faster ownership.
What makes it risky from abroad: you can miss defects behind finishes unless you do an inspection and walkthrough checklist before final payment.
Option B: Build (often in growth corridors)
Ghana construction cost guides commonly cite ranges like GH₵ 2,500 to 6,000 per square meter (about $234 to $561 per m²) depending on finishes.
Land varies, but a titled 70x100 plot in East Legon Hills was listed at GH₵ 732,000 (about $68,400).
Remote or in person: Building remotely works if you run it like a project. Weekly video calls, third-party inspections at milestones, and tight paperwork. WhatsApp helps despite the five hour time difference, but you still want at least two trips over the build, one early and another at final walkthrough.
Side by side comparison
| Factor | Buy apartments in Accra | Build (buy vs build in Accra) |
|---|---|---|
| Cost | Higher per m² in prime areas, discounts usually 5 to 20% | Potentially lower per m², but land adds cost |
| Timeline | 1 to 6 months if completed, 12 to 24 months if off plan | 12 to 18 months typical for a modest build with ready financing |
| Control | Low to medium | High |
| Remote management | Easier after purchase | Harder, needs systems and oversight |
| Best for | Diaspora buyers prioritizing simplicity | Diaspora buyers prioritizing control and value |
If you are only in Ghana once a year, buying a completed unit is often easier. If you can do frequent trips and want better value, building can win.
Buyer side cost stack (property purchase costs Ghana buyers forget)
When you’re buying property for sale in Ghana, your real number is the all-in cost, not the list price. When you buy apartments in Accra from the US, you need a closing cost budget. Unlike in the US where title insurance is standard, Ghana relies on upfront due diligence and the right paperwork.
Stamp duty guidance comes from the Ghana Revenue Authority.
VAT on some property supplies is outlined by the Ghana Revenue Authority too.
| Cost item | Typical range | Notes |
|---|---|---|
| Legal fees | 1% to 2% of purchase price (example: on GH₵ 2,500,000, about $233,600, budget GH₵ 25,000 to 50,000 or $2,300 to $4,700) | Searches, contracts, registration |
| Stamp duty | 0.25% to 1% of value (example: on GH₵ 2,500,000, budget GH₵ 6,250 to 25,000 or $600 to $2,300) | GRA |
| VAT on developer sales | GRA describes a 5% VAT flat rate on immovable property supplies; older invoices sometimes also included a 1% COVID levy, but that levy was repealed in December 2025 | Verify your invoice |
| Agency commission | Commissions commonly show up around 5% in listings (example: GH₵ 125,000 or $11,700 on GH₵ 2,500,000), but you should confirm who pays | Clarify in writing |
| Inspection and snagging | GH₵ 5,000 to 20,000 ($500 to $1,900) | Third-party inspector, snag list, photos and video |
| Service charge deposit | GH₵ 10,000 to 60,000 ($900 to $5,600) upfront in some developments | Similar to HOA fees |
| Travel | Flights often range $900 to $1,500 roundtrip (about GH₵ 9,630 to 16,050) plus lodging | Plan 7 to 10 days |
If a discount saves you GH₵ 500,000 (about $46,700), you can lose a chunk of it if you ignore fees and furnishing.
Remote due diligence: what not to do from abroad
Before you buy apartments in Accra, run this list.
Do not do these things while in the States:
- Do not pay a big reservation without a receipt, the seller’s ID, and the draft agreement.
- Do not rely on screenshots of a land title. Ask your lawyer to run a search at the Lands Commission.
- Do not use the seller’s lawyer as your only lawyer.
- Do not wire money to personal accounts that do not match the contract party.
- Do not skip an inspection. If you cannot go, hire an independent inspector and do a live video call walkthrough.
- Do not assume the agent is licensed. Ask for Real Estate Agency Council registration and verify it. Don't be surprised if the website does not work.
A safer structure for long distance buyers
This is the structure I use when I’m evaluating apartments for sale in Accra whiles living in the US. Think escrow, but Ghana style. Separate “sending money” from “trust.”
- Document pack first (title, IDs, company details, draft contract).
- Independent verification (lawyer search, inspection report).
- Milestone payments tied to deliverables.
- Weekly evidence by WhatsApp, scheduled around the time difference.
- Handover protocol (keys, meters, warranties, inventory if furnished).
For permit and planning compliance, see the relevant local authorities such as Accra Metropolitan Assembly requirements.
FAQ
Can I buy apartments for sale in Accra without visiting Ghana?
Yes. You can do most steps remotely through an independent lawyer and a representative with power of attorney. Plan a couple of trips if you can, because inspections and handover are easier in person. This is a big investment so don't cut corners.
How many trips should I plan for if I am buying off plan?
From the US, plan at least 2 trips; one at the beginning and one near completion. Add paid inspections, it reduces surprises and gives you leverage.
How do I send money safely from the US?
Use traceable bank transfers to the contracted party, keep invoices for every payment, avoid personal accounts, and split payments by milestones.
Conclusion
If you want to buy apartments in Accra at a real 20% discount from abroad, focus on off plan pricing, closeouts, and motivated sellers. Then make it safe with verification, inspections, and milestone payments.
Keep the buy vs build in Accra option on the table. For many diaspora buyers, building offers better control and value between visits, even if the management is heavier while in the States.