In the last couple of months, residents and property owners in Abuja have found multiple reasons to do their due diligence when buying a property in the capital city. The new mayor in town, FCT minister Nyesom Wike, has been bullish on road infrastructure and properties deemed to have been built illegally or without due process, a situation that has raised mixed feelings.

Recently, a social media thread documented a checklist on surviving in Abuja, highlighting one of the most important things you should do before embarking on a real estate project in the FCT.

“Before you buy a property, contact AGIS/FCDA before Wike shows you shege.”

Sounds funny, but that is the gospel truth. The real estate space in Abuja has now toughened up on orderliness, master plans, and strict zoning. Every transaction must go through the formal processes with digital footprints, as the rules for penalties and carelessness are tighter.

Despite Abuja’s structured real estate market, buyers can still fall into certain traps. Whether you’re considering a land purchase in Guzape, a serviced apartment in Jabi, or a plot in the fast-developing Idu axis, there are key mistakes you should avoid. By staying informed and cautious, you can navigate the process more confidently and come out of the transaction smarter. Here are five critical pitfalls to watch for when buying property in Abuja.

1. Not Verifying the Property Title Through AGIS or FCDA

This is hands down one of the most common mistakes—and it’s often the costliest. In Abuja, every plot of land is under the oversight of AGIS (Abuja Geographic Information System) or the FCDA (Federal Capital Development Authority). You must verify that the land has a valid Certificate of Occupancy (C of O) or proper allocation. Scammers know how to produce fake documents that look real-stamped, signed, even laminated. But if the details aren’t verified on AGIS, the land doesn’t exist in the eyes of the FCT administration.

Some lands also have unresolved issues like double allocations or legal disputes. If you skip this step and proceed to buy, you could lose everything. Always involve a real estate lawyer—not one recommended by the agent—and insist on doing the search independently.

2. Underestimating the True Cost of Getting the Property Ready

The real mistake isn’t ignoring agency or legal fees—you’ll likely hear about those upfront. The problem starts when buyers don’t factor in the post-purchase costs that creep in quietly. Things like connecting to power, drilling a borehole, constructing access roads (in some new estates), or even selling unplanned community development levies. If you’re buying an unfinished house or a

plot, costs for finishing, interior fiings, and even temporary site fencing can swallow millions more. These are the expenses that stretch people thin or leave projects abandoned. So, don’t just budget for buying—budget for becoming truly ready to live or lease.

3. Choosing a Location That Doesn’t Align With Your Lifestyle or Work Needs

Location isn’t just about prestige or resale value—it’s about your daily reality. Abuja is beautifully planned but widely spread.

Before settling on a location, ask yourself: What’s the purpose of your purchase? Are you buying your first home, investing in rental property, securing land for future development, or just looking to resell quickly? Each goal has a different ideal location. For instance, someone buying to live close to work would have different needs than someone simply buying land to hold long-term.

Next, be honest about your budget. It’s one thing to want to live in Guzape or Maitama, but if your budget says Lokogoma or Idu, then it’s wiser to align with what’s financially comfortable. The budget doesn’t only cover purchase costs—it includes accessibility, development level, security, and even the quality of life in the area.

Also, think about your timeline. A short-term plan (like flipping or resale within 1–3 years) means you need a fast-developing area with visible infrastructure. For long-term investment (like land banking or a retirement home), you can consider emerging areas where growth is expected but might take a while.

Only after considering your purpose, budget, and plan should you narrow down the location. For instance, if your job is in the Central Area, Wuse, or Garki, places like Jabi, Wuye, Gwarinpa, and Utako make sense depending on your spending power. If you’re investing for rental income, areas like Lugbe, Lokogoma, and Kubwa offer decent demand and yield. For long-term land appreciation, Idu, Karsana, and Gwagwalada might be strategic.

Finally, don’t overlook practical things—how far are the nearest schools, hospitals, or markets? Are the access roads tarred? Is the drainage system reliable? Is the area flood-prone? Abuja’s rainy season has humbled many unsuspecting buyers. Choosing a location isn’t just about how it looks in a brochure—it’s about how livable and sustainable it will be over time.

Let your why, your wallet, and your wait time guide your location, not just your wish list.

4. Skipping Proper Site Inspection Before Paying

Whether you are in the diaspora or not anywhere near the projects you are buying, the worst thing is not having yourself go look at it or sending trusted people you know. Some sales agents are pretty adamant about their commissions, and not all developers are saints.

With Abuja enforcing its land laws, you should be committed to doing your due diligence before making a purchase. Look through the documentation, check in with the appropriate agency for verification, and get a lawyer

Some words you should get familiar with in your searching and inspection phase

• Government setbacks
• Dispute zones
• Area condition
• Structural integrity

Again, get a knowledgeable lawyer and real estate agent.

Additionally, be cautious when dealing with real estate transactions. Scams are common in real estate. People have been sold the same property, too. Know the developers, sellers, know their history – social media is one way to research businesses now – look at their reviews, and there is always a paern.

It’s always best to involve a lawyer or reputable real estate firm in the process. Never make payments to personal accounts, ensure all transactions are documented, and payments go to the property owner directly or through a legally binding escrow agreement. This way, you protect both your money and your investment.

Buying property in Abuja can feel overwhelming, especially with all the rules, the paperwork, and the risks involved. But once you understand the process and take the right precautions, it becomes less of a gamble and more of a smart, calculated move.

Every successful investor in Abuja once stood where you are: cautious, curious, and maybe a little intimidated. What made the difference was preparation. So ask questions, double-check claims, and don’t rush. The city isn’t running away—and your perfect property won’t either, if it’s truly meant for you.

With knowledge and patience, you won’t just buy property in Abuja, you’ll win at it.