Lagos, Nigeria's commercial capital, offers some of the most lucrative land investment opportunities in Africa. However, it's also where property fraud is most prevalent. According to LASRERA (Lagos State Real Estate Regulatory Authority), over 60% of land disputes in Lagos stem from improper due diligence.

This comprehensive guide walks you through every step of buying land in Lagos safely — whether you're living in Nigeria or abroad. We'll cover:

• Current land prices by area (2025 data)
• Complete title verification process
• Legal documentation requirements
• Payment security and escrow options
• Common scams and red flags
• Timeline and costs breakdown
• How to buy from abroad safely

Current Land Prices in Lagos (2025)

Before we dive into the process, here's what you should expect to pay:

Investment Insight: Ibeju-Lekki offers the best appreciation potential (20-40% annually) due to ongoing development of the Lekki Free Trade Zone and proposed 4th Mainland Bridge.

Step 1: Choose Your Location Strategically

For Immediate Development (Residence)

Best Areas: Lekki Phase 1 & 2, Ajah, Ikeja, Yaba

• Full infrastructure already in place
• Accessible roads and transportation
• Utilities (electricity, water) available
• Security and neighborhood amenities
• Higher entry cost but immediate usability

For Long-Term Investment (5-10 years)

Best Areas: Ibeju-Lekki, Epe, Sangotedo, parts of Badagry

• Significantly lower acquisition cost
• High appreciation potential (15-40% annually)
• Requires patience for infrastructure development
• Best for diaspora investors with long-term vision
• Lock in today's prices before development arrives

For Rental/Commercial Development

Best Areas: Yaba, Ikeja, Victoria Island, parts of Lekki

• High rental demand
• Proximity to business districts
• Good access to major roads
• Mix of residential and commercial viability

Step 2: Comprehensive Title Verification

Critical Warning: Title verification is the most important step. Skip this at your own peril. Over 70% of land disputes in Lagos result from inadequate title verification.

The Four Types of Land Titles in Lagos

1. Certificate of Occupancy (C of O)

• What It Is: The gold standard of land documentation in Nigeria
• Issued By: Lagos State Government
• Validity: 99-year lease (renewable)
• Security Level: Highest (but still verify authenticity)
• Cost to Obtain: ₦800,000 – ₦2,000,000 (if land doesn't have one)
• Timeline: 6-18 months to process

How to Verify:

1. Visit Lagos State Land Registry (Alausa, Ikeja)
2. Request title search with file number
3. Confirm land coordinates match survey plan
4. Check for any existing encumbrances or liens
5. Verify C of O is not forged (forensic check if unsure)

2. Governor's Consent

• What It Is: Government approval for transfer of C of O-titled land
• When Required: Every time C of O land changes ownership
• Validity: Specific to each transaction
• Cost: 1.5-3% of property value (₦600,000 – ₦1.5M for ₦40M land)
• Timeline: 3-6 months

Important: Land with C of O but no Governor's Consent for previous transfers is problematic. Ensure every transfer in the chain has consent.

3. Deed of Assignment

• What It Is: Legal document transferring land rights from seller to buyer
• Acceptable When: Backed by C of O or Governor's Consent
• Risk Level: Medium-High if not backed by C of O
• Use Case: Often used for family land or land in process of getting C of O

Caution: Many lands are sold "deed of assignment only" — this means no C of O exists yet. Higher risk but can be profitable if in reputable estates.

4. Excision & Gazette

• What It Is: Government approval for community/family land to be developed
• Common In: Ibeju-Lekki, Epe, Badagry (areas with historical family land)
• Risk Level: Medium (if verified) to High (if not verified)
• Verification: Confirm Gazette number at Surveyor General's office

Complete Verification Checklist

• Obtain original title documents (never accept photocopies alone)
• Conduct search at Land Registry (₦15,000 – ₦50,000)
• Verify survey plan with Surveyor General's office
• Confirm land coordinates with licensed surveyor (₦200,000 – ₦400,000)
• Physical site inspection (multiple times, different days)
• Check for existing structures or occupants
• Search for government acquisition notices in Gazette
• Verify seller's identity and ownership rights
• Check for existing mortgages, liens, or encumbrances
• Speak with neighboring landowners about disputes
• Search online for reports about the area or estate
• Verify developer with LASRERA (if buying from developer)

Step 3: Complete Cost Breakdown

Beyond the land price, budget for these essential costs:

Example: Purchasing ₦20M land in Ajah (500 sqm)

• Land Price: ₦20,000,000
• Survey: ₦300,000
• Legal Fees: ₦400,000
• Governor's Consent: ₦600,000 (3%)
• Stamp Duty: ₦300,000 (1.5%)
• Registration: ₦400,000 (2%)
• Agent (optional): ₦1,000,000 (5%)
• Total: ₦23,000,000 – ₦24,000,000 (15-20% above land price)

Step 4: Secure Payment Methods

For Diaspora/International Buyers

Recommended Payment Flow:

1. Initial Deposit (10-30%): Pay to developer/seller's verified company account
2. Confirmation: Get official receipt with company letterhead
3. Balance Payment: Transfer after satisfactory due diligence completion
4. Final Payment: Only after signing Agreement of Sale

Safe Transfer Services:

• Wise (TransferWise): Best rates, low fees (0.5-1.5%)
• Bank Wire Transfer: Secure but higher fees ($25-75)
• Western Union/MoneyGram: Fast but expensive for large amounts
• Remitly: Good alternative with competitive rates

For Local Buyers

Payment Options:

1. Bank Transfer: Most secure, always get bank teller or transfer receipt
2. Bank Draft: Payable to company name, traceable
3. Cheque: Only for reputable developers with established offices

Never:

• Pay cash (no transaction record)
• Pay to personal accounts
• Make "goodwill" payments before documentation
• Pay agent directly without developer's knowledge

Payment Red Flags

Immediately walk away if:

• Seller insists on cash-only
• Payment to multiple different accounts
• No official receipts provided
• Pressure to pay "before someone else buys it"
• Requests for payments to individuals' accounts
• "Special discounts" for immediate cash payment

Step 5: The Legal Transfer Process (Timeline: 6-12 Months)

Month 1-2: Search & Verification

• Identify land and conduct physical inspection
• Lawyer conducts title search
• Verify all documents at Land Registry
• Get independent surveyor confirmation
• Background check on seller/developer

Month 2-3: Negotiation & Agreement

• Negotiate price and payment terms
• Draft Agreement of Sale
• Both parties review and sign
• Pay initial deposit (10-30%)
• Lawyer holds copies of all documents

Month 3-4: Documentation

• Prepare Deed of Assignment
• Compile all supporting documents
• Obtain consent letters (if family land)
• Prepare survey plans
• Get property valuation report

Month 4-7: Governor's Consent Application

• Submit application to Lagos State Ministry of Lands
• Provide: C of O (or Excision), Survey Plan, Deed of Assignment, IDs, Tax Clearance
• Pay consent fees
• Wait for processing (3-6 months typically)
• Follow up regularly on application status

Month 7-10: Stamp Duty & Registration

• Pay Stamp Duty to FIRS
• Get stamped Deed of Assignment
• Submit to Land Registry for registration
• Pay registration fees
• Receive acknowledgment receipt

Month 10-12: Final Documentation

• Collect registered Deed of Assignment
• Receive Governor's Consent certificate
• Get new/updated Survey Plan
• Obtain Receipts for all payments
• Secure all original documents

Pro Tip: Lagos land transactions are notoriously slow. Budget 6-12 months and follow up consistently.

Common Lagos Land Scams & How to Avoid Them

1. "Omo Onile" (Area Boys/Land Grabbers)

Scam: Thugs claiming ownership and demanding payment after you've bought.
Prevention:

• Buy only in established estates with security
• Verify land has no "Omo Onile" history (ask neighbors)
• Choose areas with government presence
• Some developers include "settling Omo Onile" in package

2. Swamp/Waterlogged Land

Scam: Selling land that's underwater during rainy season.
Prevention:

• Visit during rainy season (April-July)
• Check satellite images (Google Earth)
• Hire geotechnical engineer (₦300,000-800,000)
• Ask about land reclamation costs

3. Government Acquisition Zones

Scam: Selling land already earmarked for government projects.
Prevention:

• Search Lagos State Gazette for acquisition notices
• Verify at Ministry of Physical Planning
• Check for "Right of Way" markings
• Areas near proposed roads are risky

4. Forged Documents

Scam: Fake C of O, Survey Plans, or Receipts.
Prevention:

• Verify all documents at Land Registry
• Use forensic document examination (₦100,000-300,000)
• Demand original documents, not photocopies
• Cross-check watermarks, holograms, signatures

5. Multiple Sale (Same Land to Multiple Buyers)

Scam: Selling one plot to 2-5 different buyers.
Prevention:

• Conduct thorough title search
• Physical inspection multiple times
• Check for other buyers with neighbors
• Fast-track Governor's Consent application

6. Fake Developers

Scam: Non-existent companies with flashy brochures.
Prevention:

• Verify registration with LASRERA
• Check CAC (Corporate Affairs Commission) registration
• Visit their physical office multiple times
• Request references from previous buyers
• Search online for reviews/complaints

7. "Family Land" Disputes

Scam: One family member sells without others' consent.
Prevention:

• Avoid "family land" unless fully excised
• Insist on meeting entire family
• Get signed consent from all family members
• Prefer lands with C of O (no family disputes)

Timeline & Process Summary

Total Timeline: 6-12 months from initial deposit to final documentation

Key Milestones:

• Deposit & Agreement: Week 1-2
• Due Diligence Complete: Month 1-2
• Balance Payment: Month 2-3
• Governor's Consent: Month 4-9 (slowest part)
• Final Registration: Month 10-12

Total Budget: Land Price + 15-20% for all fees and charges

Critical Success Factors:

1. Use licensed property lawyer (₦300,000-1,000,000)
2. Conduct independent title search and survey
3. Only buy land with C of O or verifiable Excision/Gazette
4. Physical inspection minimum 3 times
5. Never rush due to "limited time offers"
6. Budget adequately for all costs
7. Maintain regular communication with your lawyer

Buying from Abroad: Diaspora Investor Guide

Option 1: Power of Attorney (POA)

• Create Special POA (limited to this transaction only)
• Notarize in your country of residence
• Authenticate at Nigerian Embassy/Consulate
• Send original to your representative
• Representative handles all in-person requirements

Recommended POA Holders:

• Licensed property lawyers (safest)
• Immediate family (parents, siblings)
• Professional property firms

Never give POA to:

• Distant relatives
• Online-only contacts
• Real estate agents (conflict of interest)

Option 2: Physical Visit

• Plan 2-3 visits throughout the process
• Visit 1: Property inspection, meet lawyer/developer
• Visit 2: Sign agreements, meet Land Registry officials
• Visit 3: Final documentation collection

Remote Process Management

1. Virtual Inspections: Video calls, drone footage, neighbor interviews
2. Digital Documentation: Scan and share all documents via secure cloud
3. Online Payments: Use international transfer services to company accounts
4. Regular Updates: Weekly update calls with lawyer/agent
5. Milestone Payments: Tie payments to verifiable milestones

How Holfordhomes Supports Diaspora Buyers

• End-to-End Legal Support: Licensed lawyers handle all documentation
• Virtual Property Tours: HD video tours, drone footage, virtual walkthroughs
• International Document Shipping: We ship for physical signing (recommended)
• Secure Payment Processing: Official company accounts with full receipts
• Real-Time Updates: WhatsApp/email updates at every milestone
• Post-Purchase Management: Ongoing land security and documentation support
• Physical Presence: Our team represents you at all government offices

Final Checklist Before Buying

• Land has valid C of O or verifiable Excision/Gazette
• Title search completed at Land Registry (clean title)
• Physical inspection done (minimum 3 times)
• Survey plan verified and coordinates confirmed
• Seller/developer verified (LASRERA registration, CAC documents)
• Lawyer hired (NBA-licensed, experienced in Lagos land)
• Budget prepared (land price + 20% for fees)
• Payment will be to verified company account only
• Agreement of Sale reviewed by your lawyer
• No red flags encountered (if any, walk away)
• Timeline understood (6-12 months realistic)
• POA prepared (if buying from abroad)

Conclusion

Buying land in Lagos is one of the most profitable investments available, with appreciation rates of 15-40% annually in emerging areas. However, it's also fraught with risks that can turn your dream investment into a nightmare.

Success Formula:

1. Do Thorough Due Diligence – Spend ₦500,000-1,000,000 on verification; it's worth it
2. Use Licensed Professionals – Don't cut corners on legal fees
3. Be Patient – 6-12 months is normal, rushing leads to mistakes
4. Verify Everything Independently – Trust, but verify every document and claim
5. Budget Adequately – Land price + 15-20% for all costs
6. Choose Established Areas – Higher entry cost but lower risk

Whether you're in Lagos or London, with proper guidance and due diligence, you can safely acquire land in Lagos and build lasting wealth. Holfordhomes has helped over 500 diaspora Nigerians successfully buy land in Lagos — your success story could be next.

Ready to start your Lagos land investment journey? Book a free consultation to discuss your goals and get personalized guidance.