Buying land in Nigeria is a major achievement—whether you are looking to build your dream home, build rental apartments (face-me-i-face-you or flats), or just land banking for the future, it is a big move.
But let’s be honest: the Nigerian real estate market is a jungle. For every genuine seller, there are scammers looking for who to “chop” their money. You hear stories every day of people paying millions for land that is already under government acquisition, or buying the same plot that has been sold to three other people.
You don’t want to be the person telling a “story that touches.” You don’t want to spend years in court or watch the government bulldoze your property because you didn’t do your homework.
Due diligence in Nigeria is not just paperwork; it is a survival skill. Before you transfer that money, here are the 7 critical things you must check to ensure your village people don’t win.
1. Verify the Seller (Who are you actually paying?)
Before you even look at the land, look at the person selling it. In Nigeria, anybody can wear a suit and call themselves a developer.
If you are buying from an Individual:
- Ask for a valid Government ID (NIN, Driver’s License, or International Passport).
- Does the name on the ID match the name on the land documents?
- Don’t just deal with an “agent.” You need to see the owner face-to-face or have a video call if they are in the diaspora.
If you are buying from a Family (Omo-Onile):
This is where “wahala” usually starts. Never pay money to just one family member.
- You must meet the family head (Baale) and the principal members.
- Get a written confirmation that the family agrees to sell the land. If you pay one youth in the corner, another faction of the family will come for you tomorrow asking for money again.
If you are buying from a Company/Developer:
- Are they registered with the Corporate Affairs Commission (CAC)?
- Do they have a physical office you can visit? (Not just an Instagram page).
- Check their track record. Have they delivered other estates? Go and see their finished projects.
Bottom line: If the seller is acting shady, secretive, or rushing you to pay, run.
2. The Title Documents (Paper is Life)
In Nigeria, possession is not ownership; documentation is ownership. A receipt is not a land title. You need to know exactly what kind of paper covers that land.
Here are the terms you will hear and what they mean:
- Survey Plan: This shows the size and coordinates. This is the first thing you need to ask for.
- Excision: This means the government has released a portion of land to the indigenous community. If the land has a “Gazette,” it is safe.
- Certificate of Occupancy (C of O): This is the gold standard. It means the government has leased the land to you for 99 years. It is expensive but very secure.
- Deed of Assignment: This is the legal agreement transferring ownership from Mr. A to Mr. B. It must be registered to be fully valid.
Warning: If a seller tells you the land is “Excision in Process,” be careful. It means the government hasn’t fully approved it yet. It is a gamble—50/50.
3. Do Your Own Independent Survey (Pick Coordinates)
Never, ever rely solely on the survey plan the seller gives you. It is easy for scammers to doctor a survey plan or give you a plan that belongs to a different piece of land entirely.
You must hire your own private Surveyor. Do not use the seller’s surveyor.
Your Surveyor will:
- Go to the site and pick the coordinates physically.
- Take those coordinates to the Surveyor-General’s office to “Chart” them.
Why is this non-negotiable? Charting the coordinates is the only way to know if the land is “Free” or under “Government Acquisition” (Committed land). If you buy committed land, you cannot perfect your title, and the government can demolish your house anytime without compensation. Don’t play with this step.
4. Check the Zoning (What is the land meant for?)
You cannot just build anything anywhere. Every area has a “Master Plan.” Imagine buying land in an area zoned for Agricultural use, and you try to build a hotel or a factory there. The Town Planning Authority will come for you. They will mark your building with that red “X” and ask for a bribe or demolish it.
Ask these questions:
- Is this area residential, commercial, or mixed-use?
- Is it a “Green Zone” (meant for parks or preservation)?
- Are there height restrictions for buildings here?
Don’t buy land intended for a farm and try to build a skyscraper. You are setting yourself up for stress.
5. Physical Inspection (Go and see it with your two eyes)
Do not buy land based on a video sent to you on WhatsApp. Pictures can be deceiving. A video won’t show you the smell of the area, the noise level, or the bad road leading to the site.
What to check when you visit:
- Soil Texture: Is it dry land or swamp? In places like Lekki or Ibeju-Lekki, “dry land” is a marketing term. If the land is swampy, you will spend millions on “sand filling” and rafting foundation before you even lay one block.
- Accessibility: Is there a motorable road? Or do you need a canoe to get there when it rains?
- Topography: Is the land flat or is it inside a valley?
- Encroachment: Is there a mechanic workshop, a shrine, or an incomplete building already on the land?
Pro-Tip: If possible, visit the site during the rainy season. That is when the land reveals its true secrets.
6. The Neighborhood and Future Potential
Real estate is an investment. You want the value to go up (appreciate). The environment determines the value.
Look at the surroundings:
- Security: Is the area notorious for cult clashes or kidnapping? Ask the local Okada riders or petty traders; they know the gist of the area.
- Infrastructure: Is there light (electricity)? Is there a drainage system?
- Catalysts for Growth: Is the government building a road, an airport, or a market nearby? (e.g., The Refinery effect in Ibeju-Lekki).
Buying land in the “bush” is fine, as long as development is heading in that direction. That is how you buy low and sell high.
7. The Hidden Fees (The “Total Package”)
Many first-time buyers get stranded because they only budgeted for the cost of the land. In Nigeria, the price on the flyer is rarely the final price.
You need to ask for the Total Package Breakdown. Be prepared for these extra costs:
- Agency Fee: Usually 5% to 10% of the land cost (paid to the agent).
- Legal/Agreement Fee: Usually 5% to 10% (paid to the lawyer for the Deed).
- Survey Fee: The cost to get the Registered Survey in your name.
- Development Levy: If you are buying in an estate, they will charge you for infrastructure (roads, gatehouse, drainage).
- Omo-Onile Signing Fee: If buying from a community, they might ask for a “signing fee,” “foundation fee,” or “roofing fee.”
If you don’t clarify this upfront, you will pay for the land and then be unable to get your documents because of these extra millions you didn’t plan for.
Final Advice: Don’t Rush
The biggest mistake people make is rushing because they are afraid the land will finish. Don’t let any agent pressure you with “This is the last plot!” marketing.
Real estate in Nigeria is a game of patience and verification. It is better to lose a “good deal” than to lose your hard-earned millions to a scammer.
Summary Checklist:
- Verify the seller’s identity.
- Confirm the title documents are real.
- Chart the coordinates at the Surveyor General’s office.
- Check the zoning laws.
- Physically inspect the site (preferably when it rains).
- Assess the neighborhood security and growth.
- Get a written breakdown of ALL fees.
If you follow these steps, you can buy your land with “rest of mind.”
Are you ready to start your land search? Do you need a trusted surveyor to help you verify a property? Start your due diligence today.