To buy property from VAAL Ghana, shortlist a unit, view in person or by video, send the contract to a Ghanaian lawyer, pay the reservation fee, sign the sub-lease, then pay the deposit and instalments to schedule. Registration at the Lands Commission completes ownership.
Four Live Developments and Who Each Suits
VAAL Real Estate Ghana was founded in 2017 under CEO Alaa Zayed, operates in Kenya, Turkey, Uganda and Ghana, and has delivered to over 1,500 clients in Ghana.
PUNA, Airport West
PUNA sits on Independence Road in a mature, embassy-heavy pocket with quick airport access. Studios and one-bedroom units suit investors and single professionals. Two-bedroom layouts open the tenant pool to small families.
Moonbow, Labone
Moonbow places you within reach of Osu and Cantonments, 750m from Palace Mall and Labone Arcade. The address carries weight with corporate and international tenants, which suits diaspora buyers letting the unit until they return.
Legato Heights, Ridge
Legato Heights: A single 20-storey tower with a padel court, aroma garden, restaurant and running track. The amenity depth suits buyers wanting building services rather than a small block. Penthouses sit at the top of the range.
Villanova
Villanova: AI-powered home automation across three and four-bedroom villas in a compound 0.8km from Jubilee House. Built for families relocating permanently rather than investors chasing yield.
Current Prices at a Glance
| Development | Location | Prices from | Price basis |
|---|---|---|---|
| PUNA | Airport West | Studio $115,000 | Includes VAT |
| Moonbow | Labone | Studio $101,000 | Includes VAT |
| Legato Heights | Ridge | Studio $125,000 | Includes VAT |
| Villanova | Central Accra | 3 bed villa $650,000 | Includes VAT |
The VAT Difference Most Buyers Miss
Compare a VAT-inclusive studio against a VAT-exclusive studio without adjusting, and your comparison is wrong before you start. On a two-bedroom near $215,000, the gap between the two bases runs into five figures.
Ghana’s VAT treatment of new-build developer sales changed under the VAT Act 2025, which removed the previous flat rate scheme on the supply of immovable property. Ask VAAL for the applicable rate in writing on your specific unit, and check the current position on the GRA guidance for VAT on the supply of immovable property and the main VAT page. Our guide to property taxation in Ghana covers the wider picture.
What a PUNA Studio Costs Beyond the Sticker
| Line item | Amount |
|---|---|
| Quoted price, VAT included | $115,000 |
| Legal fees at 1.5% | About $1,350 plus VAT |
| Stamp duty at 1% | About $1000 |
| Lands Commission search | GH₵132.50 to GH₵237.50 |
| Registration fee | GH₵2,000 to GH₵3,500 |
| Service charge deposit | 3 months at the agreed rate |
Request the payment schedule in writing before you reserve. VAAL’s published AGORA terms run 30% within 20 days, then 70% across the construction period, interest-free. For a worked comparison, see how Legato Heights payment plans are structured.
How to Buy Property from VAAL Ghana, Step by Step
Before You Pay Anything
- Shortlist two or three units across developments to anchor price per square metre.
- Book a site visit, or request a video walkthrough from abroad.
- Request the price list, VAT basis, floor plan, specification sheet and payment schedule in writing.
- Send everything to a Ghana Bar Association lawyer. Our due diligence checklist sets out what to review.
- Appoint your lawyer under a power of attorney if you will not sign in Accra. Diaspora buyers should also read the rules on foreign ownership of property in Ghana.
At Reservation and Signing
- Pay the reservation fee after reading the sale and purchase agreement.
- Sign the sub-lease and settle legal fees of about 1.5% plus VAT to the vendor’s lawyer. The paperwork is set out in our guide to property documentation in Ghana
Through Construction and After Handover
- Pay instalments to schedule and keep every receipt. Buyers funding through a bank should compare mortgage options for premium properties.
- Snag the unit before accepting keys.
- Pay stamp duty to the GRA, then register title through the Lands Commission GELIS portal.
The Timeline, With the Arithmetic
Use VAAL’s documented benchmark. PUNA and Moonbow published progress reports in May 2026; Legato Heights in April 2026; and Villanova in 2026.
Ask for the contractual completion date on your specific tower rather than the marketing estimate. Our note on the case for off-plan purchases explains the trade-off between build time and entry price.
What Protects You If the Build Slips
Ghana has no mandatory escrow scheme for off-plan deposits. The Real Estate Agency Act 2020 regulates agents and brokers without imposing licensing conditions specific to developers. Your protection sits in the contract, and in the wider framework covered in our overview of real estate laws in Ghana.
Request these four clauses in writing:
- A contractual completion date, not an estimate
- A remedy if the developer delivers late
- The late payment penalty on your side
- Whether assignment or resale before completion is permitted, and at what fee
Snagging Checks for an Accra Tower
Work through this list before you accept keys:
- Water pressure on upper floors, tested during evening peak draw
- Generator changeover, timed in seconds
- Air conditioning condensate drainage runs, traced
- Every internal door opened and closed for humidity swell
- Borehole and reservoir capacity, checked against specification
- Smart home functions tested individually, for Villanova buyers
Taxes After You Hold the Keys
| Event | Resident | Non-resident |
|---|---|---|
| Rental income on gross rent | 8% | 25% |
| Capital gains on sale | 15% of net gain | 15% of net gain |
| Buyer withholding at sale | 3% of sale price | 10% of sale price |
Rent tax falls due within 30 days of receipt. Confirm current rates on the GRA rent income tax page. Landlords should also read our breakdown of the tax implications of renting out luxury properties.
Why We Tell You to Verify Us
VAAL publishes this guide and sells these homes. Run the checks anyway. Upon request, VAAL provides the site plan, building permit, corporate documents, and proof of authority to sell to your lawyer. Verify your agent against the Real Estate Agency Council register. Buy property from VAAL Ghana on documents, not on brochures. Start with a conversation through our contact page.
FAQs
What is the cheapest VAAL unit in 2026?
A PUNA studio from $90,000, quoted before VAT. Moonbow studios start at $105,000 with VAT already included.
Do I need to be in Ghana to buy?
No. Diaspora buyers complete remotely using video viewings and a lawyer holding power of attorney.
Does VAAL offer rent-to-own or mortgages?
No. VAAL sells off-plan with staged, interest-free payments across construction. Bank financing is arranged separately.
How do I compare prices across developments fairly?
Put every quote on the same basis first. PUNA and Villanova quote before VAT. Moonbow and Legato Heights quote after. Ask for the VAT amount in writing on each unit, then compare.