The site plan attached to a land title deed tells you what the seller says the land is. An independent survey tells you what it actually is. In Ghana, discrepancies between the two are remarkably common — wrong size, wrong location, overlapping boundaries, or land sitting partly in a reserved area. A survey before purchase catches these problems before they become your problem.
Types of Land Survey in Ghana
- Boundary survey: Precisely establishes the boundaries of a plot. Places concrete beacons at corners. Used for registration and when boundaries are disputed.
- Topographic survey: Maps the physical features of the land — contours, vegetation, water features, existing structures. Needed for development planning.
- Site plan preparation: Creates a scaled drawing of the plot for submission to the Lands Commission and local assembly. Required for registration and building permits.
- GPS survey: Uses GPS coordinates to precisely locate the land on national and global coordinate systems. Essential for confirming the land is where the seller says it is.
Who Can Conduct a Survey in Ghana?
Only a licensed surveyor — a member of the Ghana Institution of Surveyors (GhIS) or a registered survey firm — can produce survey documents that the Lands Commission will accept. Using an unlicensed person to produce a site plan means your documents will be rejected at registration.
What to Commission Before Buying
Before completing any land purchase, commission these from an independent surveyor (not the seller's surveyor):
- GPS boundary survey: Establish exact boundaries with GPS coordinates
- Area calculation: Confirm the actual acreage or plot size — many buyers discover the "100×60 plot" is actually 85×55
- Overlap check: Compare your plot boundaries against adjacent registered plots — look for overlaps
- Beacon placement: Physical concrete beacons at each corner of the plot
- Site plan preparation: New site plan showing survey results
What the Survey Reveals
A proper survey before purchase has revealed, for many buyers:
- The plot is significantly smaller than described
- The plot boundary overlaps a neighbour's registered plot
- Part of the plot falls within a road reserve (government right of way)
- Part of the plot falls within a watercourse buffer zone
- The actual location is different from what the site plan shows (common with informal allocations)
How Long Does a Survey Take and What Does It Cost?
- Simple residential plot (up to 1 acre): 1–3 days, GHS 1,000–3,000
- Larger or complex plots: 3–10 days, GHS 3,000–10,000+
- New site plan preparation: GHS 500–2,000 additional
Boundary Disputes: Prevention and Resolution
Physical beacons at all boundaries are your best protection against encroachment disputes. If a boundary dispute arises:
- Get an independent survey done
- Compare against Lands Commission registered site plans
- If no agreement, apply to the Lands Commission for boundary determination
- Court action as a last resort
Use our free Land Deal Risk Check to assess your land situation. Read about encumbrance searches and the full transfer process.