Apartment living is growing rapidly in Accra, Kumasi, and Tema. But many apartment buyers don't understand what they are actually purchasing legally — or what rights and obligations come with the unit. Here's a clear breakdown.
What Is a Sectional Title?
A sectional title divides a building into individually owned units (sections) with shared ownership of common areas (corridors, stairwells, external walls, roof, compound, car park). Each unit owner holds a title deed for their specific unit — identified by floor level, unit number, and dimensions.
In Ghana, sectional title is governed by the Land Title Registration Act and the relevant sections of the Land Act 2020 (Act 1036), though Ghana's sectional title framework is less developed than in South Africa or the UK. Developers use various legal structures — some are cleaner than others.
What You Own in an Apartment Purchase
- Your unit: The internal space of your specific apartment — walls, floors, ceiling (to the mid-point), fixtures, fittings
- Exclusive use areas: A designated parking space, storage room, or garden area assigned solely to your unit
- Undivided share in common property: A proportional share (based on unit size) in all common areas of the building
You do NOT own the external walls, roof, structure, land under the building, or shared facilities as an individual — you share these with all other unit owners.
Common Title Structures Used by Ghana Developers
Long Lease
The developer holds freehold or leasehold title to the whole land and building, and grants each buyer a long lease (e.g., 99 years) for their specific unit. Most common in Ghana. The buyer holds a leasehold interest, not freehold ownership of the land.
Registered Sectional Title
Full sectional title registration at the Lands Commission, with each unit getting its own title certificate. Rarer in Ghana but growing. Strongest form of ownership.
Company Share Structure
A company owns the building; residents own shares in the company. Each share gives the right to occupy a specific unit. Less secure — your rights depend on company law, not property law.
Management and Levies
Apartment buildings require ongoing management: maintenance, cleaning, security, insurance, utilities for common areas. This is typically handled by:
- A professional property management company hired by the developer or owners
- A homeowners' association (HOA) or owners' corporation formed by the unit owners
Each unit owner pays a monthly or annual service charge/management levy for these costs. Before buying, ask:
- What is the current monthly levy?
- What does it cover?
- How is it calculated and can it increase?
- What are the arrears situation on the building — are other owners paying?
What to Verify Before Buying
- Developer's title: Does the developer hold valid title to the land the building stands on?
- Unit-specific title: Will you receive a title document specific to your unit?
- Management structure: Who will manage the building after the developer exits?
- Building approvals: Is the building fully permitted? Is it completed (never buy off-plan without escrow protection)?
- Snag list: A written list of defects that must be fixed before handover
- Service charge history: Is the building financially healthy?
Off-Plan Purchases: Extra Risks
Buying an apartment before it is built (off-plan) is risky in Ghana. Developers have taken deposits and failed to deliver. Protect yourself:
- Never pay the full purchase price upfront
- Use a lawyer to hold deposits in escrow until completion milestones are met
- Include penalty clauses for late delivery
- Check the developer's track record — have they completed other projects?
Use our free Land Deal Risk Check. Read about leasehold vs freehold and title certificate registration.