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BY ICONIC REALTY
Last month, a client called me in tears. She had just lost ₦20 million to a land scam in Ibeju-Lekki. The documents presented looked genuine at least to the best of her knowledge. The agent was also professional.
The price felt right. But when she went to take possession, she discovered the land belonged to someone else (it was a secondary sale)— and the “agent” had vanished.
This is one of many fingers burnt by Land scams in Lagos State, thanks to its thriving Real Estate sector.
Buying land safely in Nigeria requires more than money. It requires knowledge, patience, and proper verification. Whether you’re buying in highbrow or low rung areas, this guideline will help you through a seamless Real Estate ownership process.
Drawn from our verified process at Iconic Realty and Development Limited, we will walk you through how to buy properties in Lagos without tears.
Why Buying Land in Lagos Requires Extra Caution
Lagos real estate is vibrant but complex. With rapid urbanization, government acquisitions, and land fraud syndicates, buyers must proceed wisely.
Common risks include:
- Government Commitment: These are lands committed to community development projects such as parks, hospitals, museums, Airports, Seaports, etc
- Omo_Onile (landowners) disputes
- Fake or forged land documents
- Land sold multiple times to different buyers
This is why due diligence is not optional — it’s your only real protection.
Step 1: Define Your Budget and Know the Real Costs
Cost of Land in the Lekki – Epe Expressway axis as at October 2025
- Ibeju-Lekki, Epe: ₦3,000,000.00 –₦15,000,000.00M
- Ajah, Sangotedo and Abijo GRA: ₦30,000,000M – ₦100,000,000.00M
- Awoyaya, Bogije, Eleko: : ₦25,000,000M – ₦50,000,000.00M
- Lekki Phase 1: ₦300,000,000.00M – ₦500,000,000.00M
- Ikoyi: ₦700,000,000.00 and above
The cost of land is not always exhaustive. Beyond the purchase price, there are additional charges such as survey fees, legal documentation, Governor’s Consent, community levies, and fencing costs. These are essential parts of securing ownership and should always be factored into your total budget.
- Legal verification: ₦100,000.00 – ₦500,000.00
- Omo Onile settlement: ₦100,000.00 and above
- Survey fee: ₦200,000.00 and above
- Community Development Levy: ₦500,000.00 and above
- Governor’s Consent: Only when you want to perfect your title.
Tip: A Five Million Naira plot of Land can easily become Seven Million Naira after all verifications and documentation. Plan.
Step 2: Choose Your Location Wisely
The value placed on a land is hinged on the location and economic viable projects around it. For instance, while Lands around the proposed Lekki International Airport site sell as high as Sixty Million Naira per plot, Lands in Ibeju Lekki range from Fifteen to Twenty Five Million Naira per plot.
Best Areas for First-Time Buyers:
- Affordable Location: Epe, Ikorodu, Mowe, Gwagwalada, Idu, etc (₦2M–₦5M)
- Mid-range: Ogombo, Sangotedo, Awoyaya, Bogije, Eleko, Ibeju Lekki(₦15M–₦60M)
- Premium: Ajah, Lekki Phase 1, (₦80M+)
Red Flags to Watch:
- Land near proposed government projects (airport, highway)
- Flood-prone zones
- Communities with frequent disputes
- Properties priced too low
If you’re buying in Ibeju-Lekki, always verify excision status and government plans.
Step 3: Verify Every Document Thoroughly
This is where most people fail — and where you must not.
Documents to Demand:
- Survey Plan (This can be a provisional or registered survey but must be vetted by a licensed surveyor.
- Certificate of Occupancy (C of O) or Deed of Assignment whichever is available.
- Gazette (for excised lands).
- Purchase Receipt with company stamp (this is applicable to properties bought from estate developers.
How to Verify C of O in Lagos:
- Visit the Land Registry at Alausa, Ikeja.
- Pay for a title search.
- Wait 3–7 working days for results.
- Confirm names matches.
- Check for encumbrances or disputes.
You can also verify survey plans at the Surveyor-General’s Office or via the Lagos Land Bureau Portal.
Step 4: Hire a Licensed Surveyor
A professional survey reveals what documents can’t. At Iconic Realty, we only work with licensed surveyors.
What Your Surveyor Checks:
- Exact coordinates and land boundaries
- Government acquisition status
- Soil/topography
- Encroachments
- Consistency between physical site and survey plan
This step can save you millions in future demolition or litigation.
Step 5: Confirm Government Acquisition Status
Thousands of Lagos homes face demolition yearly due to acquisition.
How to Check:
- Visit the Ministry of Physical Planning & Urban Development.
- Request a land information search.
- Review Lagos State gazettes for excision or acquisition notices.
High-risk zones:
- Ibeju-Lekki (airport and seaport corridor)
- Epe (currently replanned to fit Lagos Urbanization blueprint.)
- Proposed expressway expansions
Step 6: Hire a Property Lawyer
A licensed property lawyer protects you from forged documents and ensures legal compliance.
They will:
- Conduct independent verification
- Draft the Deed of Assignment
- Review all contracts
- Handle Governor’s Consent
Budget ₦100,000–₦500,000 depending on property value.
Step 7: Verify the Seller or Real Estate Company
Knowing who you’re buying from is as important as the land itself.
Verification Checklist:
- Confirm company registration on CAC
- Verify REDAN or NIESV membership
- Google company name + “scam” or “reviews”
- Visit the office in person
- Demand past client references
- Never pay into personal accounts
Red Flags to watch out for:
- “Promo ends today!” pressure
- No office address
- 40–50% below market rate
- Reluctance to verify documents
Step 8: Make Payment Safely
Payment Best Practices:
- Pay only into corporate accounts.
- Demand stamped receipts.
- Keep digital and physical records.
- Ensure allocation is done once final payment is made.
Step 9: Take Physical Possession Safely (Omo Onile Etiquette)
Possession in Lagos requires tact and respect for community structures.
Steps:
- Visit land with your surveyor and seller
- Mark boundaries
- Meet community leaders (Baale or King)
- Pay agreed Omo Onile fees (₦50k–₦300k)
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- Collect receipts
- Fence immediately if possible
- Remember: The omo onile system is cultural, not criminal — engage respectfully.
Common Mistakes That Cost Buyers Millions
Skipping document verification
Paying 100% before search results
Ignoring community obligations
Buying below-market land
Not budgeting for legal/survey feesReal Estate Without Tears; Let’s Help You.
At Iconic Realty and Development Limited, our mission is clear — helping Nigerians buy land without stress, scams, or regrets.
We offer:
Free 15-minute verification consultations
Document vetting before payment
Licensed surveyor and lawyer connections
Full support from inspection to Governor’s ConsentWhether you’re buying your first plot or expanding your portfolio, we ensure every property we sell is legally verified, excised, and acquisition-free.
Frequently Asked Questions (FAQs)
Q: How long does land purchase take in Lagos?
A: 6–12 months from initial payment to Governor’s Consent; verification alone takes 3–6 weeks.Q: Can I buy land without a C of O?
A: Possible, but risky. Prioritize land with a verifiable C of O or excision.Q: Difference between C of O and Deed of Assignment?
A: C of O = legal ownership by government; Deed = transfer between seller and buyer.Q: Is it safe to buy in Ibeju-Lekki?
A: Yes — but only after verifying excision and acquisition status.Q: How should I handle Omo Onile?
A: Negotiate respectfully, involve local leaders, and collect receipts.Have a property you’re considering? Before you pay, let’s verify it for you.
Contact Iconic Realty for a free consultation today.
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