Have you ever come across Facebook and Instagram ads promising “dry land, no wahala” or agents offering unbelievable discounts in fast-developing areas in Ibeju Lekki, Epe, or Ikorodu?

If so, have you ever wondered if there’s more to those prices?

Here is the plain truth: beneath the surface lie hidden costs, legal disputes, and pricing structures that can shock even the most astute buyers.

If you are a first-time buyer, understanding the cost of buying land in Lagos could save you millions or at least a lot of stress.

In this guide, we will go through facts on what you’re paying for, beyond the listing price

 

 

1. The Land Price Is Just the Beginning

The headline price you see on a property listing is only the surface. Let’s say a plot is listed at ₦10 million. This doesn’t include the essential land documentation in Lagos, legal fees, or development levies that follow.
If you’re planning to buy land in Lagos and pay in installments, know that the advertised installment plan often covers only the land value, not the associated costs like surveys or title processing.

 

2. Location Dictates Everything
Prices in Lagos vary wildly by location. While places like Ikoyi, Lekki Phase 1, and Victoria Island can cost anywhere from ₦300,000 to ₦1 million per square meter, you may find land for as low as ₦1–5 million per plot in Ikorodu, Badagry, or Epe.

That’s why many buyers ask, “Where can I get cheap land in Lagos?” Areas like Epe, Mowe, and Ikorodu are popular answers. But cheaper land often comes with a trade-off: poor road access, no electricity, or an unverified title, making future development risky or more expensive.

If you are not sure, it helps to ask yourself: What’s more important: price or long-term security?

 

Read:Top 6 Locations You Can Get Cheap and Affordable Lands in Lagos

3. Land Titles: A Key Price Factor
Understanding land titles in Lagos is crucial. These documents prove ownership and legality. Common types include:

C of O (Certificate of Occupancy) – the gold standard and quite secure. There is no fixed cost of obtaining a C of O. Factors like land size, location play a role in the pricing.

Gazette – issued when the government releases previously acquired land.

Excision in process – risky; could be rejected.

Deed of Assignment/Registered Survey – often used in private estate transactions.

Buying a plot with a proper title may cost more upfront, but it saves you from legal drama down the road. It also affects the cost of land in Nigeria, especially in urban centers like Lagos, where land litigation is common.

Related: Documents you should know about when purchasing Land

 

4. Hidden & Extra Costs to Budget For
Aside from the land price, you should also budget for:

• Survey plan – ₦200,000–₦500,000 or even above, all depending on the location
• Legal fees – 5–10% of the purchase price
• Agency fees – Usually 5% of the land value.
• Governor’s consent – A legal must-have if land has a C of O;  Governor consent can cost up to 1.5%-3% of the assessed value of the Land.
• Development levy & community dues – Especially common in estate lands.

These hidden costs can easily add 20–30% to the cost of buying land in Lagos. Always request a full breakdown upfront so you’re not caught off guard.

5. Beware of “Omo Onile” Charges
“Omo Onile” (land-owning families or local youths) often demand informal fees before you begin construction, even if you’ve legally acquired the land.

Some areas have standardised dues; others don’t. Failure to pay can result in harassment or a forced work stoppage.

To avoid this, consider buying land in gated estates with proper fencing and security, especially those backed by reputable developers.

 

6. Government vs Private Land Sales
Buying through government allocation offers stronger legal protection, but the process can be slow and bureaucratic.
Private estates offer convenience and sometimes allow buyers to buy land in Lagos and pay installments, but be cautious. Many sell untitled or encumbered land.
Before parting with money, make sure you’re not buying into a legal or documentation nightmare.

 

7. Due Diligence Is Non-Negotiable
Before any purchase, always verify:

• The authenticity of the land title
• That the seller has the legal authority to sell
• That the land is free from government acquisition
• That there are no outstanding fees or encumbrances

Hire a trusted real estate lawyer and licensed surveyor. Don’t rely on verbal assurances or online listings alone.
If you’re not sure where to start, speak to agents who specialize in the best place to buy land in Lagos for your budget and purpose, whether for building or investment.

 

Final Thoughts
Buying land in Lagos is a big step and a major investment, especially for first-time buyers.
Whether you’re buying to build, invest, or settle, understanding the true cost of land in Nigeria, not just the sticker price, is critical.
From hidden fees to fraudulent titles, Lagos real estate comes with its share of risks. But with the right information and professionals on your side, you can make a secure, smart purchase that yields returns for years to come.
In the world of real estate, knowledge isn’t just power. It’s protection.

Looking to own cheap and affordable land in Lagos?

Discover Ridgewood Epe, where affordability meets opportunity. Whether you’re starting with 300sqm or going big with 600sqm, this is your chance to secure land in one of the fastest-growing areas in Lagos.

Enjoy flexible installment plans, no hidden exorbitant charges, and genuine documentation all in a prime, strategic location that promises high ROI potential in the near future.

Secure your plot at Ridgewood Epe following this link:https://www.thinkmint.ng/buyrealestate/?s=Ridgewood

Frequently Asked Questions (FAQ)

1. What is the actual cost of buying land in Lagos?
The actual cost includes more than the listed land price. You’ll need to budget for survey plans, legal fees, agency commissions, Governor’s consent, and development levies—altogether adding 20–30% to the base price.

2. Where can I find cheap land in Lagos?
Affordable lands are mostly found in emerging areas like Epe, Ikorodu, Mowe, Badagry, and Agbowa. These areas offer relatively lower prices.  Always conduct due diligence before buying.

3. What is the best place to buy land in Lagos for investment?
Epe, Ibeju-Lekki, and Sangotedo are popular for land investment due to ongoing development and future appreciation. For residential purposes, places like Ajah and Abijo offer a good balance of accessibility and affordability.

4. Can I buy land in Lagos and pay in installments?

Yes, many estate developers offer installment payment plans, usually requiring a deposit and spread over 6 to 24 months. However, ensure you understand the total cost and that the land has proper documentation before committing.

5. What are the hidden costs when buying land in Lagos?
Hidden costs may include survey fees (₦200,000–₦500,000), legal fees (5–10%), agency fees, community dues, Governor’s consent, and even informal “Omo Onile” fees, especially in local communities.

6. What documents should I receive after buying land in Lagos?

You should get a Receipt, a Survey Plan, Deed of Assignment, and possibly a Contract of Sale. If the land has a title like C of O or Gazette, request a copy and confirm its authenticity at the Land Registry.

7. What is C of O and why is it important?

C of O (Certificate of Occupancy) is an official government document that proves legal ownership. Land with C of O is generally more secure but also more expensive. It’s considered the most reliable title in Lagos.

8. Can foreigners buy land in Lagos, Nigeria?

Yes, but under Nigerian law, foreigners can only lease land for up to 99 years. It’s advisable to consult a real estate lawyer for legal structure and documentation.

9. What are the common mistakes first-time land buyers make in Lagos?
Mistakes include not verifying land titles, ignoring hidden costs, relying solely on seller promises, rushing due to pressure, and assuming all estate land is legit. Always conduct due diligence and work with trusted professionals.