Ghana in Focus Special: Why there is a Housing Crisis in Ghana and what can be done..

Ghana’s housing crisis did not arrive overnight. It is the product of rapid urban growth, stalled public building, and a market skewed toward luxury that prices out the average Ghanaian. Accra and Kumasi pull people in with jobs and services, but the supply of affordable homes has lagged for years. Estimates suggest a deficit of four to five million units, even as more than a million homes sit empty. 

A core driver is a rental system that functions more like a barrier than a bridge. Legally, Ghana caps advance rent at six months, but lax enforcement lets landlords demand two or three years up front. Consider a one‑bedroom in a prime Accra neighbourhood priced at 1,500 dollars a month. The tenant must find around 36,000 dollars before moving in, often for an unfurnished space. This practice forces overcrowding, pushes families to informal areas, and erodes mobility. It also leaves thousands of units idle because few can meet the demands.

Mortgage penetration remains under one percent of GDP, and cedi loans carry interest rates near 27–31 percent. Dollar‑denominated mortgages may advertise around 13 percent, but they push currency risk onto households paid in cedis. Currency volatility discourages long‑term borrowing, and banks serve only the top tier. When households cannot access safe credit, they build incrementally over decades or abandon the dream entirely. 

The inequality gap makes everything worse. Typical annual earnings of 50,000–70,000 cedis—roughly 4,000–6,000 dollars—cannot support homes listed from 300,000 dollars upward in prime Accra. Developers go where margins are highest, building for elites and overseas buyers. History shows it need not be this way. From Nkrumah’s Tema Development Corporation to Acheampong’s state housing estates, deliberate public building once anchored affordability and urban order. 

The way forward:

A credible national housing policy should set binding annual targets—for example, 200,000 affordable units a year—and tie incentives, land, and finance to low‑ and middle‑income supply rather than empty luxury. Cooperative builders, unions, and community developers can deliver incremental, expandable homes if given serviced land, streamlined permits, and transparent tenders. Urban planning must return to basics: protect waterways, enforce zoning,

Enforcement and accountability are the hinge. Advance‑rent limits need real penalties, monthly payment schemes must be easy to adopt, and procurement should be open to public scrutiny. Pair state‑led mass housing with private mixed‑income projects and keep the focus on quality and maintenance. The Singapore HDB model offers lessons: scale, standardisation, and a clear social mission. 

Chapters

• 0:00 Welcome And Listener Support
• 1:29 Framing Ghana’s Housing Deficit
• 3:20 Luxury Builds And Dollar Pricing
• 5:03 Vacant Homes Amid Shortage
• 5:57 Advance Rent And Chaotic Tenancies
• 7:15 Mortgages, Interest Rates, And Currency Risk
• 10:39 Wage–Price Gap And Inequality
• 13:15 What Past Governments Built And Abandoned
• 17:00 IMF Era And Private Sector Dominance
• 19:10 Corruption And Stalled Projects
• 21:10 Why Developers Chase Luxury
• 23:20 The Way Forward: Vision And Targets
• 25:00 Enforcing Rent Reform
• 26:30 Land, Finance, And Mortgage Access
• 28:30 Planning, Satellite Towns, And Accountability
• 31:00 Diaspora Costs, Materials, And Closing

Transcript

SPEAKER_00: 0:02

Baba, welcome to this week's episode of Ghana in Focus from myself Kwame, Ghanaian writer, broadcaster, journalist, podcaster, and entrepreneur. And in this week's edition of Ghanaian Focus, we're looking about the housing crisis that is in Ghana right now and how it affects you, uh, as somebody living in diaspora, particularly if you want to buy the build property in Ghana. Okay, so we're looking at this very crucial issue about the housing crisis in Ghana, particularly in Accra. So there is a big housing problem in Ghana, and we're gonna you know um explore some of the issues at hand. All right, so before we get into this week's podcast, uh, if you like what you hear, please share to your friends, family, social media networks, subscribe to Ghana, African Focus on YouTube, subscribe to Ghana, African Focus on Spotify. I want to get as many subscribers as possible, so please share it with your friends and family. And if you want to donate to a show uh to help us um bring some continue to bring some great content from Ghana from the African content, uh you can subscribe from LS3 a month, and you can click the link to donate uh that's free if it does a month. It could be a one-off payment or a monthly subscription, it's entirely up to yourselves. All right, so let's get into this week's uh podcast looking at the severe housing crisis in Ghana. So there is a massive uh housing crisis in Ghana, and uh what's compounded that is that right now, as we're speaking, you know, estimates say two million, but I um I doubt it. For me, you know, someone that's lived in Ghana and has a market and knows what housing like is like in Kumarasa Tamandakra, you know, and the lack of new housing. For me, the deficit is around about to four to five million units. Yeah, so that's the house, that's the lack of that is the amount of housing units that need to be built in Ghana to uh equalize with the rapid growing population, particularly in Kumatse and uh Accra. And that's leading to rapid urbanization. So in the last 15-20 years, there's been rapid urbanization of Accra, but I'll come on to that in a minute. Also, speculative luxury development, weak rent regulation, high mortgage rates, and economic inequality are the reasons why you know uh there's a housing crisis in Ghana. So let's take these one by one then, as we go into detail, examining and critically analyzing the housing crisis in Ghana. So, as I mentioned, there's a severe deficit. So Ghana faces a nationwide shortage of around between four and five million housing units, especially in Accra and Kumasi. Urbanization and publishing growth has outpaced construction of affordable homes. And we'll come on to the construction of affordable homes as the podcast evolves. Now, let's look at luxury-focused development. Now, developers concentrate on the high-end apartments and gated communities or gated estates communities uh in areas like East Lagon, airport residential area, and cantonments. These themes target uh immigrants from outside the African content and within the African content that spur buyers and elites, leaving older Ghanaians priced out. Yeah, so you Ghanaians listen to this podcast here in Ghana. Many of you, we know many of you cannot afford to buy property because, particularly in the crowd, because most of the properties are priced in US dollars, and most of you earn in Ghana cities. Yeah, so there's obviously that disparity there. Now, what's what makes this issue of housing uh crisis in Ghana more compelling is that despite the deficit of between four to five million units, yeah, believe it or not, there are more than one million homes in Ghana that are unoccupied, yeah, particularly in a crowd and Kumasi, yeah. And again, we'll come on to that, you know, as the podcast you know uh develops. So if this if there is four, five million shortage, why is there more than over one million units you know vacant? Yeah, also, what compounds the issue, like I said, you know, is a chaotic rent system. So in Ghana, because and and there are rentlers in Ghana, but because not enforced, landlords often demand two to three years rent up front. Okay, so even those of you from diaspora who have gone to Ghana to live for a while or so permanently have discovered that, yeah. So it's not like in the UK, US, Canada, where you pay your rent on a monthly basis. No, in Ghana, because the rent laws are not enforced, landlords can charge anything they want and take, you know, as a normal case, between two to three years advanced rent. Yeah, so for example, you're renting a property, let's say you're renting a one-bedroom flat in a you know, let's give it a nice part of Accra. So, you know, you want to have those same UK, US, or can understand it, yeah. So you're gonna rent an apartment in a nice area in Accra for let's say$1,500 a month. Yeah, a one-bedroom apartment, yeah,$1,500 a month. So you you need two years rent advanced, so that is$36,000 US dollars that you need just for your rent, yeah, and that house may not be fully furnished. So we're not even talking about furnishing your property, buying a car, or whatever, right? You need$36,000, yeah, as an example, to hire or pay in advance a one-bedroom flat apartment in a nice athlete part of the crowd. Yeah, so this compels the um you know the housing crisis that we're facing in Ghana today. So, because of this anomaly of pain upfront, yeah, these outfront charges are it's like a burning trap because low to middle income earnings, Ghanaians, cannot afford this, and it forces overcrowding and also unstable living conditions and arrangements. Now, again, weak mortgage market. Again, we'll go into this in a bit more depth. So, Ghana right now, you know, the mortgage facility is in Ghana is not as developed as it is in the US, UK, or Canada. Yeah, so in Ghana today, mortgage penetration is under 1% of GDP, yeah. So it means that the mortgage market in Ghana is very, very um, you could say very, very low, and it's it's like a virgin market compared to you know Europe and North America. Now, interest rates are crippling, yeah. As of this um podcast, yeah, interest rates for CD loans are between 29 and 31 percent. This is despite you know uh the Bank of Ghana base rate dropping from 25% in January this year to around about 20% now, or just under 20% today. There's going to be another Bank of Ghana meeting uh this week to see if interest rates will go further down, or if they're still the same, or they may go up. But for now, you know, this has had uh adverse effect on the cost of borrowing in Ghana. So if you want to get a mortgage in Ghana, right? A city city paid in cities, yeah, you are going to pay between 27 and 31% for that city loan. Now compare that to 13% for mortgages in US dollars. So if you buy a property, right? Say, for example,$20,000 here, that mortgage in Ghana is 13% for dollars. And mind you, you know, most people in Ghana don't get paid in US dollars, they get penny in city, so you have to convert the city into dollars in order to qualify for that 13% US dollar loan. Yeah, and this is and this rates, high rates, one could say, is also compelled or compounded by the currency instability, yeah. That discourages long-term borrowing because one moment the city could be um 10 to a dollar, next moment it could be 15 to a dollar. So it kind of discourages long-term borrowing. But if you've listened to the podcast this year, you would appreciate that the Gandhi City has stayed by the lot this year. So the beginning of the year, it was 15 Gandhi City to one US dollar. Today, as it's speaking, that's about 12 cities to one US dollar. It went as low as 10, you know, at its peak in around about April, May. But obviously, it's gonna be slightly because of the fact that importers now begin for Christmas in Ghana, and importers are now importing a lot of goods into the country, meaning that there's demand for dollars. So this is why now the Ghana CD is now 12 cities to a dollar. All right, so let's look on further as again going deeply as to why there's anticris in Ghana. So in Ghana, there's also socioeconomic inequality, yeah? So the average wage in Ghana, I'm not talking about the super rich, talking about the majority of Ghanaians, their average wage or the annual average income in Ghana is roughly between 50,000 Ghanaian cities and 70,000 Ghanai cities per year. So in US terms, that's about between 4,000 and$6,000 a year. That's the average salary that most Ghanaians you know earn in Ghana. Yeah, so these meager salaries cannot match house prices in the crap, particularly prime areas, which is equivalent of between$500,000 and$1.4 million. Yes, indeed. That's how much expensive property in Ghana or property in Accra, particularly prime areas, like airport, residential area, Eastagon, Laborney, Cantonments, Ridge, etc. That's how much beach properties are. They can match with, like, you know, Atlanta, you know, um Connecticut, parts of New York, you know, parts of um districts of Columbia, you know, parts of you know uh the leafy base of Connecticut, yep, house prices in the nine sales of Accra is not cheap. Yeah, and so because of the of this sort of um inequality between the money that Ghanaians get and a salary, just supposed to the house price in Ghana, makes prices that many, many Ghanaians, yeah. So many, many Ghanaians cannot afford to buy property, which compels the housing privacy in Ghana because there's no affordable um kind of um scheme in Ghana whereby the older Ghanaian can buy a house. And that for me was one of the big um the big uh no-nos of the recent budget that took place in Ghana, that there was no deliberate housing strategy as to how this government is gonna build affordable housing for the all the Ghanaian. But we'll come on to that later on. So, as mentioned, right, this wage to house price gap is one of the widest globally. So Ghana is one of the widest wage to house gap prices in the world, yeah, which which again compels the housing prices in Ghana, meaning that many, many, many Ghanaians dream, it's a dream for them to own their own property, which is why you see in Ghana today, many older Ghanaians are actually taking 20 years to build the property, such as the nature of uh affordable housing in Ghana, and also such as the nature of you know the current housing market in Ghana, which is heavy, heavy, heavy dependent on luxury side of department or real estate, so not affordable, not for low and middle income people, but for that higher market. That's what property in Ghana, particularly in Accra, is focused on higher market. But again, we'll come on to that, you know, in a jiffy. So there's been no sustainable housing, affordable housing project since in Kruma and a champong. A champong ruled Ghana between 72 and 78. Yeah, so so so after 1978, there's been no deliberate sustainable housing policy whereby the government is going to make provision to build affordable housing for Ghanaians, yeah, and that and that is a big issue within Ghana today. The lack of government will to build affordable housing. There's been some um attempts by governments after a champong, but those have not seen the light of day. So, for example, uh Kufu uh did the um a project in Kumasi. Uh I can't remember what so not Kumasi, the Asante region, I think it was Kwabri or somewhere like that. Affordable housing project that never saw the light of day. Again, you know, at the mills, you know, he had uh an agenda to build some housing for affordable, affordable housing for uh for Ghanaians, namely the STX project. But again, there's a lot of corruption and that never came to fruition. And under Muhammad, Muhammad 1.0, he actually had a massive housing project at Sagnameh, which is out of the crow, that was near near near to near near to completion when he lost the election in 2020. And since 2020, when Akufadu came to power, he neglected that housing complex that Muhammad started in 2016, called Sagnameh, and that was left to rot in the bush. And today it is still in the bush, but we gather that there are plans to actually resuscitate the Sagame project and um you know try and complete it so that Ghanaians can get somewhere affordable to live. But like I said, you know, the last conscious housing development project was under the champong regime between 72 and 78. So at Champong, yeah, between 72 and 78, he launched mass housing schemes like the state housing corporation projects, yeah. And these projects were responsible for building two of the biggest estates in Accra, namely the Downsumai estate, which at the time was the biggest estate in West Africa. It probably still is, but at the time, yeah, when that was built in the 70s, Downsumai, that was basically the biggest estate in West Africa, yeah. Also, a champong built under the State Housing Corporation Project. He also built the Techi Nungwa estate. Yeah, so he built those um two estates for the older Ghanaian to get somewhere to live, yeah, as opposed to today, where we have you know luxury apartments and houses targeted at immigrants and the rich and the super rich, and also the uh the business class and the uh elite in Ghana. So a champong, you know, went on to build his houses such an a in Kumba also, you know, Kwemin Kuma, you know, um seven-year development plan incorporated a housing project, yeah, whereby he initiated the state housing company that was later you know developed by um a champong, and he also started the Tema Development Corporation. In terms of the Tema Development Corporation, that was responsible for the massive housing project in Tema, yeah, whereby that city was built from scratch, and within that city, he built 12 communities, community one to twelve, which consisted of basic housing types of all types: one bedroom flat, two bedroom apartments, three, four, five-bedroom you know, houses for all the Ghanaians to buy, yeah, because Nkrumah had this vision that of obviously Tema was going to be the industrial hub of Ghana, so many many factories were built in Tema. So he decided that also I'm going to complement that by by by building cheap housing so that those workers at the end of the day can have somewhere to live. Yeah. And which is why you know he built many, many houses within the Tema community 1 to 12 enclave. Yeah. Also, you know, inkruma built, you know, cantonments, Laborni, Kanda, estate, airport residential area, and the sound down to again house Ghanaians in those early days after political independence from the British. So Nkrumah and the Champong had a difficult had a deliberate housing policy because they understood that housing was a key component in the nation building process. Yeah, but today, or since the champong, yeah, all the leaders that came, particularly JJ Brawlings, who were going for 20 years, did not have or did not see or didn't did not view housing as a nation building agenda. Yeah, they just left it to private, you know, uh developers' entity, and that does not work, yeah. So, and that brings me on nicely to the private sector dominance, yeah. So since the champong and inkruma, yeah, Ghana has basically left housing to private sector dominance. And so since the 1990s, yeah, housing has been left largely to private developers who are speculating to make money, yeah. And and the way that they see fit, right, is to target diaspora, buyers and elites by building luxury apartments and luxury houses in areas like cantements, laboring, east Lagon, and airport residential area. Because for them, affordable housing yields low profit. So that's been neglected. As far as they're concerned, they want to you know develop luxury um housing aimed at diaspora and also the elites, yeah. So this is what has compelled the hand situation that we get in Ghana today. And so, you know, a big reason why since a champong, these governments did not have a deliberate out in policy, and now check this. This is very important because from the 1980s onwards, Ghana went to the IMF to get a loan, particularly on the rulings, yeah, and Ghana moved away from a hands-on approach to you know to a more private sector approach. So when the increment and champong, right, it was state-led. So the housing developments were state-led. After a champong, right, and particularly because Ghana went into the IMF structural agreement programs, right? Ghana moved away from that stead housing to basically private dominance. Yeah. So governments since the champong were encouraged to let the private sector lead, focusing on you know, making the environment enable a you know, so-called enabling environment rather than direct provision. Also, because Ghana had been in a debt crisis, you know, since the 80s, because of the um the coup that followed after inkruma and the champong, right? The debt crisis and austerity limited funds for mass housing projects. Yeah, so subsidized housing was seen as unaffordable for the state at a time because they were paying back debt and they also had to, you know, uh embark on austerity measures based on the IMF and World Bank um state tax. Again, you know, corruption and fail projects is also a reason that's been compelled, like I mentioned earlier, as to why you know there are more than four million housing deficit in Ghana. So corruption and failed projects. So, as I mentioned earlier on, uh Kufu's government between 2000 and 2008 had an affordable housing project in 2005. This stalled due to gaps in funding, yeah. So, and this is because of the way Ghana, you know, uh manages the economy that it became you know liberalized. And so, in order for Ghana to balance his books, Ghana to seek financial assistance, yeah, from the Iron Forld Bank, and so housing products that were meant to be implemented were stored due to funding gaps. We again go into Muhammad, as I mentioned, Muhammad's Sagamir housing project between 2012 and 2016. So that was like I said, that that housing project was near completion, but it was not fully completed because of corruption and also you know uh misappliances of those funds that should be used to complete the Sagimer project. So many of because so because of this corruption and also the misappropriation of funds, yeah, many, many thousands of those units were furnished. Now, because of this void in housing policy, yeah, a deliberate housing policy, the elite then went into this area and saw a market. So they sell market in housing, not to reduce the deficit, but to build more, you could say, luxury apartments, luxury housing, not for those who Ghanaian, but to make money. And to make money, you need the rich Ghanaians, the elites, and also immigrants coming from Asia, you know, from Europe and North America. And so developers and politicians shifted their focus, right, from affordable housing, yeah, which for them wasn't profitable, to luxury apartments and get the communities for the world to do with as poorer and the immigrant community. And as I mentioned, affordable housing was sidelined because those yields are low compared to the higher yield, the higher yields and more prestige um developments targeted at the rich and the elite, and also the um that's borough who got the money to buy these properties. And as I mentioned also, the pitchful rule, so more like inkrumah and the champong, yeah, where there was a deliberate housing policy, leads like Ruanus, Koufour, and others, they lacked that ideology-driven vision that Inkruma and the Champong had to see housing as a nation building tool. And so that's because of this lack of vision after Champong, that has created the void in terms of using the state to build these affordable housing units, including in the fact that there's more than 4 million deficits of housing that is needed for the older Ghanaian, particularly in Akra and Kumasi. And so, this is where we are today, where Ghana found itself in a massive housing crisis because of you know lack of affordable housing, and also the red market in Ghana, whereby landlords charge two freeze advance, which has compelled many Ghanaians to seek alternative, you could say, accommodation. So, in closing, you know, and the way forward, the way forward, and this is going to be in about seven local bits and pieces. So the first one is for Ghana to re-establish a national housing vision, just like what Nkrumah did and what Champan did. Yeah. So he's going to treat housing as a pillar of nation building, not a side issue. Create a national housing policy with binding targets, i.e., we're going to build 200,000 affordable housing units per year. Yeah, and that's why I say in the budget that was mentioned, there was no national housing policy with targets. This is what is needed in Ghana if this deficit of four to five million is going to come down. Again, number two, as a way forward and closing, focus on affordable supply, no luxury. Redirect state incentives away from luxury estates toward low and middle income housing. Yeah, because that's because believe it or not, that's where the money is. Low and middle income housing is where money is to be made in Ghana. Not these luxury flats, because, like I said, as I mentioned at the beginning, most of these flats are empty. Yeah, you drive by nighttime, drive by airport residential area, drive by Laboni, Cantamus, Is Legon, Ridge, uh Joolu. And you will see rows and rows and rows of empty houses. Why? Because people cannot afford to rent this house. Because, like I said, the railroads in Ghana, Lanos charging two, three, sometimes four years in advance, yeah, on a$1,500 a month property. Yeah. And so the government must focus, right, from luxury estates toward low middle-income housing, which is right for the majority, because the majority of Ghanaians are low to middle-income earners. So if you have a housing policy that is geared towards that market, right, you're going to make a lot of money. Again, what government should do is to partner with cooperatives, create unions, and community developers to build incremental affordable units. Because we know that the banks in Ghana don't see that vision, right? And they're not going to let money into government to build affordable housing. So that's got to be something that the government's got to look at, look at authentic charges and ways in which to partner with cooperatives and others to build affordable units. Again, in closing, rent reform is a must in Ghana. So there needs to be there's laws in Ghana, but like I said, these laws now need to be. Enforced against charging two to three years rent up front. That is illegal under our laws, and so for it must be enforced. Yeah. So that rents at least, according to the rent laws in Ghana, is six months. So landlords should not be charging more than six months advance. Yeah. And that needs to be enforced. And any landlord who breaks that uh uh law should be imprisoned, yeah, or even you know, banished from the country. Yeah, because these lax laws is compelling the housing crisis that we see in Ghana, particularly in Accra, Kumase, and to an extent, again, government must introduce monthly rent schemes supported by government-backed guarantees, i.e., like you know, if you if you buy a house, like what sort of what Mr. Futcher did, if you pay your house monthly by month, right, you could then buy that property, you know, in the long term. This is what Mr. Futcher did with her rent-to-buy scheme in the 1980s, whereby many, many council properties in England were bought by the tenants after they paid rent for a certain amount of period. Yeah. But but unlike you know in other countries, that money that the local authorities in the UK got from buying but from saying cancer properties was not used to build more affordable accommodation in the UK, which is why the UK also has a massive housing crisis, which is leading to many people wanting to leave the UK because of lack of decent housing. But that's for another time. Again, government must unlock land and finance. There's a massive issue in Ghana with land tender, you know, because a lot of land in Ghana is owned by the stool, you know, family, clan, etc. And so government needs to streamline land administration to reduce dispute and corruption. Again, government must engage expand the mortgage facilities in Ghana because, like I said, the mortgage um quote-unquote industry in Ghana is very, very small as compared to US, UK, Canada, and it's very limited to basically to diaspora and rich people. And so the government needs to expand mortgage access with single-digit interest rates through state-backed schemes like rent to buy. Also, encourage diaspora remittances to flow into community housing projects, not just luxury builds. Also, in closing, and a way forward, there must be a public-private balance. So, government should lead with mass housing estates while private developers complement that with mixed income projects. Yep, and Ghana can learn from Singapore's housing development board model that is state-led, affordable, and high quality housing. Again, in closing, there must be urban planning and infrastructure. Integrate housing with transport, schools, and healthcare. Because right now in Ghana, you know, particularly in a lot of these, you know, non-ashmal areas, there's no real great planning infrastructure. So people just build on waterways, build where they want, yeah, and that is also causing environmental chaos in particular in Accra, whereby a perennial floodings, because people are building on waterways, yeah, not planning. And so the urban planning must come in, be enforced in particular in Accra and Kumasi, to integrate housing with transportation, schools, and healthcare. Again, going forward, government must build satellite towns around Accra and Kumarse to ease pressure on prime neighborhoods. So, like I said right now, particularly in Accra and Kumasi, there's a you know repatriation from the uh rural communities to Accrown Kumarse, which is causing an overflow in both of these two cities, you know, and that's leading to massive traffic in Accrown Kumati, also you know, putting pressure on the you know um little infrastructure that there is, whether it's schools, whether it's um universities, whether it's you know, transportation, whatever, you know, because of this urban immigration or urban migration into the major cities, it is putting pressure on you know local communities. And finally, in going forward in this, there needs to be transparency and accountability, yeah, to avoid repeats of SAGMET and uh the Ku4000 project by ensuring open procurement, community insights, and anti-corruption safeguards, yeah, whereby people who uh misspend or mafree state funds are dealt with in the appropriate manner. All right, so this is has been Ghana's focus with myself, Kwame, looking about the housing crisis in Ghana. And I hope you've enjoyed it. And this is why housing is expensive in Ghana, because there's lack of new housing, yeah. And so basically, um the housing that is being built by private developers, this can profit, yeah. So this is why in Ghana today, in a DC area, particularly in the crown command, but particularly Accra, yeah, because most people from the Dastor want to live in Accra, particularly in the prime areas, housing starts of$500,000. How many of you in the diaspora have got$500,000 to buy a DC property in the Afro area? So, like I said, this housing crisis in Ghana affects you also because it makes buying property, particularly in the Afro area, very, very expensive. And also building materials have gone up in Ghana, particularly particularly since COVID. Yeah, they've tripled, quadrupled in a lot of instances, like cement, iron rods, you know, paint, etc. And also the um products that sanites that is used to fend the properties. So again, compelling the housing crisis in Ghana. So if you are a diaspora, listen to this podcast. I hope you found this podcast very, very useful uh tool for you to uh get some detail as to why there's a housing crisis in Ghana and why that is affecting you as somebody from the diaspora when you are coming to Ghana to either rent or buy a property. All right, so we've got some great stuff coming up for December. So next week we're gonna look at tourism because it's that time of year again, coming up to Christmas. You know, we're not gonna talk about debt in December, we've done that, you know, last couple of years, but we're gonna look at next week, we're gonna look at Addis Ababa, Ethiopia, one of the most beautiful cities in Africa. We're gonna be looking at that, and also towards the end of the month, we'll be looking at the African Combinations that is going to be held in Morocco in the next couple of weeks, go going through to late January, early February. And also, we'll be looking also at the view of the year, both in Ghana and also the African content. So those are uh podcasts over the next few weeks. So for myself, Kwame, and from the crew here on Ghana in Focus, is thank you very much for listening, and we'll see you in the next edition of Ghana in Focus.