Buying UK property from Ghana.

For some buyers the link is personal: family already in the UK, children at UK universities, or a plan to divide time between Accra and London. For others it is the appeal of a sterling asset with a well-documented legal process. Either way, the UK rules on this page turn on where you live, not your nationality.

PROXERA Wealth works across buy-to-let, below-market-value, new homes and off-plan, and short-term lets. See the current developments or our guide to investing in UK property. If this is your first UK purchase from abroad, our guide to buying UK property remotely explains each stage.

Stamp Duty Land Tax when you buy

Stamp Duty Land Tax (SDLT) applies to residential purchases in England and Northern Ireland. Scotland and Wales have their own taxes, and the non-UK resident surcharge does not apply there. Two surcharges stack on the standard rates:

• Higher rates for additional properties, 5%. Added to every band if, after the purchase, you will own more than one residential property worth £40,000 or more anywhere in the world. A home in Ghana counts.
• Non-UK resident surcharge, 2%. Added if you have not been present in the UK for at least 183 days in the 12 months before the purchase, on top of all other residential rates.

A worked example: an investor living in Ghana who already owns a home there buys a £180,000 buy-to-let in England. SDLT is £13,700, of which £3,600 is the non-resident surcharge. A UK resident buying the same additional property would pay £10,100.

If all the buyers spend at least 183 days in the UK in a continuous 365-day period that starts no more than 364 days before completion and ends no more than 365 days after it, the surcharge may be reclaimable within 2 years. Your conveyancer usually files the SDLT return and pays the tax within the 14-day deadline after completion. Companies generally pay the higher rates, and a 17% rate can apply to company purchases above £500,000. Estimate your figure with the stamp duty calculator, and read our guides to stamp duty for non-UK residents, stamp duty on second homes and limited company buy-to-let.

Tax on your rent: the Non-Resident Landlord Scheme

HMRC classes you as a non-resident landlord if you live abroad for 6 months or more a year. Your letting agent must then deduct basic rate Income Tax from the rent, after the expenses they pay, and pass it to HMRC each quarter. With no agent, a tenant paying more than £100 a week must deduct it. To receive rent without deduction, you apply on form NRL1, and HMRC will not approve it if your UK taxes are not up to date. Either way, you declare the rent on a UK Self Assessment return unless HMRC tells you not to. Our Non-Resident Landlord Scheme guide explains the forms and deadlines.

Income Tax on your rental profit

Income Tax is charged on your rental profit: the rent less allowable expenses such as agent fees, insurance and repairs. An individual landlord cannot deduct mortgage interest; relief for residential finance costs is restricted to the basic rate, and this applies to non-UK residents. For 2026 to 2027 the rates are 20% from £12,571 to £50,270, 40% to £125,140 and 45% above.

Living abroad, you get the £12,570 Personal Allowance if you are a British or EEA citizen, have worked for the UK government in the tax year, or the double taxation agreement with your country of residence provides for it. The UK and Ghana convention has no personal allowances article, so entitlement turns on the other tests.

From 6 April 2027, property income has its own rates of 22%, 42% and 47% (Finance Act 2026, section 7), and the government's technical note says Non-Resident Landlord Scheme deductions and finance cost relief move to the 22% property basic rate. GOV.UK says non-resident landlords cannot use HMRC's own online services for their return, so it is filed with commercial software, on paper by 31 October, or through an accountant. Model your figures with the landlord tax calculator.

Capital Gains Tax when you sell

Living abroad does not take a sale of UK property or land out of UK tax. For individuals in 2026 to 2027, Capital Gains Tax is 18% on gains within the basic rate band and 24% above it. You report the sale through a Capital Gains Tax on UK property account and pay any tax within 60 days of completion, even if there is no tax to pay or you made a loss; late reports can bring interest and penalties. Non-UK resident companies pay Corporation Tax on these gains instead. Try the capital gains tax calculator.

Inheritance Tax on UK property

Since 6 April 2025, Inheritance Tax depends on residence rather than domicile. If you have been UK resident for the previous 10 consecutive years, or 10 or more of the previous 20, you are a long-term UK resident and assets outside the UK can be in scope. If not, Inheritance Tax applies only to your UK assets, which include UK property, at 40% on the part of an estate above the £325,000 threshold.

Ghana is not among the countries GOV.UK lists as having a double taxation convention that applies to Inheritance Tax, so there is no treaty relief for Inheritance Tax between the two. An adviser can explain how an estate that includes UK property would be treated in both places.

The UK and Ghana double taxation convention was signed in Accra on 20 January 1993 and entered into force on 10 August 1994. It has effect in the UK from 6 April 1995 for Income Tax and Capital Gains Tax, and in Ghana from 1 January 1995. It superseded a convention signed in 1977 and ended a 1947 arrangement made with the Gold Coast. GOV.UK lists no protocols or Multilateral Instrument text for it.

What the articles we have read say about UK property:

• Rental income, Article 6. Income a Ghana resident derives from immovable property in the UK, including from letting it, may be taxed in the UK.
• Capital gains, Article 13. Gains a Ghana resident makes on selling UK immovable property may be taxed in the UK. So may gains on shares that derive most of their value from UK immovable property, and on interests in partnerships or trusts whose assets are mainly UK immovable property.
• Relief, Article 25. Subject to Ghanaian law, UK tax paid on profits, income or gains from UK sources is allowed as a credit against Ghana tax on the same profits, income or gains, capped at the proportion of Ghana tax that this income bears.

In short, the convention leaves the UK free to tax your UK rent and gains, and sets out how Ghana gives credit for UK tax. How Ghana taxes your UK income is a question for a Ghanaian adviser. We have not summarised the other articles of the convention.

Ghana's standard time is UTC, the same as Greenwich Mean Time. London is on GMT in the UK winter and one hour ahead of it during British Summer Time. So Ghana is on the same time as London in the UK winter, and 1 hour behind London in the UK summer.

In the UK summer, a 5pm London deadline is 4pm in Accra, which leaves room to act on the same working day.

UK clocks go forward 1 hour on the last Sunday in March, into British Summer Time (BST), and back to Greenwich Mean Time (GMT) on the last Sunday in October. The next changes are on 25 October 2026 and 28 March 2027.

How meetings work

Your first conversation is a call, booked online from the available slots. Most stages can then be handled remotely, including consultation, document exchange and parts of identity verification, and anything that must be signed or certified in person is flagged early. We reply to enquiries within one working day. Our guide to buying UK property remotely walks through each stage.