Building a simple, well-finished 2-bedroom house in Ghana today typically ranges widely depending on location and finish level. For a modest standard finish expect anywhere from about GHS 150,000 to GHS 350,000; for mid-range finishes the figure commonly falls between GHS 300,000 and GHS 600,000; and in high-cost Accra neighbourhoods or with luxury finishes costs can rise above GHS 700,000. These ranges reflect differences in labour rates, material choices, site conditions and professional fees.
What drives cost — main components
Land and site preparation
If you already own the plot you avoid large early costs. If not, land prices vary hugely: plots in prime Accra areas are far more expensive than in Tamale or peri-urban Kumasi. Site preparation (clearing, levelling, access) can cost from a few thousand cedis to GHS 25,000+ for difficult sites. Always budget for site access works, drainage and retaining where slope exists.
Foundation, substructure and structural work
Foundations and reinforced concrete works are labour and material intensive. Rising cement and steel prices make foundations a significant share of the budget. Expect the foundation and substructure to consume roughly 15–25% of total build cost for a typical 2-bedroom layout. If you encounter poor soil you may need deeper foundations and higher costs.
Walls, blocks and masonry
Most Ghanaian builders use cement blocks or laterite clay bricks. Cement blocks in 2026 range from about GHS 5.50 to GHS 7.00 per block, while clay bricks are cheaper per unit but require more units. The walling stage (blocks, plastering) usually represents 10–20% of material cost. If you choose heavier masonry or imported facing materials, budget will rise.
Roofing and carpentry
Roofing choice (zinc profiled sheets, aluminium roofing, or concrete slab) changes cost considerably. Zinc sheet roofing with timber battens remains a common and economical choice; concrete slab or insulated roofs are more expensive but suit hotter or coastal climates. Include gutters, fascias and basic carpentry in this line item.
Electrical, plumbing, finishes and fixtures
Finishes (floor tiles, sanitary ware, paint), wiring, water supply, and waste systems are where owners can save or spend more. Mid-range tiles, basic sanitary fittings and standard paint keep costs down; premium tiles, imported fittings and bespoke joinery increase final price. Expect finishes and mechanical/electrical works to be 20–35% of total cost.
Professional fees, permits and service connections
Architect, structural engineer and QS fees are essential for good outcomes. Professional fees and statutory approvals (building permits from the local assembly, site plan approvals) typically add 5–10% to the project total. Service connections (water, electricity, waste) and road access levies should be budgeted separately.
Typical cost estimates by city (examples)
Accra
Accra is the most expensive city to build in Ghana. For a modest 2-bedroom you should expect starting figures closer to GHS 300,000–GHS 600,000 in many suburbs; prime areas and luxury finishes push totals well above that. Land values and transport of materials into central Accra increase cost.
Kumasi and Takoradi
Kumasi and Takoradi generally offer lower land and labour costs than Accra. A basic 2-bedroom with standard finishes might cost between GHS 180,000 and GHS 400,000 depending on precise location and materials. Takoradi’s coastal climate may require stronger corrosion-resistant materials for longer life.
Tamale and smaller towns
Building in Tamale and many northern towns is often cheaper for labour and land. A straightforward 2-bedroom can be completed for GHS 120,000–GHS 300,000 where transport of materials is not excessive. Consider water supply and foundation needs in these areas.
Real materials prices to watch (2025 examples)
- • Cement (50kg bag): prices have been volatile; recent market reports show bags in a range that builders should monitor closely.
- • Cement blocks: GHS 5.50–GHS 7.00 per block (quality and location dependent).
- • Reinforcing steel: price varies widely with market; steel is a major cost driver for foundations and columns.
Cost control tips for Ghanaian builders
Plan and get a BOQ (Bill of Quantities)
Hire a Quantity Surveyor to produce a detailed BOQ before work starts. A QS helps control variations and gives realistic procurement lists.
Buy local materials where sensible
Use locally produced blocks, locally milled timber and Ghanaian suppliers for tiles where quality is acceptable. Local sourcing cuts transport costs and supports faster delivery.
Phase and prioritise
If budget is tight, complete the core structure and basic finishes first, then add non-critical items (landscaping, luxury fittings) later.
Compare contractors and verify references
Get at least three written bids. Visit recent projects done by each contractor and check workmanship. Request a clear contract with payment milestones tied to completed work.
Allow contingency and timeline buffers
Inflation and material shortages are real risks. Set aside at least 10–15% contingency and plan for seasonal delays—rainy season in southern Ghana affects concrete work and earthworks.
Practical final advice for builders in Ghana
Start with a realistic budget and an approved design. Secure clear title to land and confirm local assembly permit requirements early. Use a Quantity Surveyor for a BOQ, and engage a reliable contractor with local experience in your chosen city (Accra, Kumasi, Takoradi or Tamale). Monitor material prices (cement, blocks, steel) and lock in supplier quotes where possible. Finally, consider climate-appropriate choices — shaded windows, good ventilation and durable roofing — to reduce long-term running and maintenance costs.