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The Role of Certificate of Occupancy in Property Valuation Method in Nigeria by Dennis Isong

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In Nigeria’s real estate landscape, property valuation serves as a crucial process that determines the worth of a property for various purposes, including buying, selling, and securing loans.

One significant document that plays a pivotal role in this process is the Certificate of Occupancy (C of O). This legal document, issued by the state government, confirms an individual’s right to use and occupy land for a specified period.

Understanding the interplay between the C of O and property valuation is essential for investors, developers, and homeowners alike, as it can significantly influence market perceptions and property prices.

Understanding the Certificate of Occupancy

The Certificate of Occupancy is a legal document that signifies ownership and the right to occupy land.

In Nigeria, land ownership is primarily governed by statutory laws, customary laws, and the Land Use Act of 1978, which mandates that all land in urban areas is owned by the government.

Thus, the issuance of a C of O is necessary to establish a legal claim over any parcel of land.  Obtaining a C of O is a comprehensive process that involves several steps, including land survey, payment of necessary fees, and completion of relevant documentation.

Once issued, the C of O provides security to the landowner by guaranteeing their rights against unlawful eviction or encroachment.

This security is a significant factor in property valuation. Properties with a valid C of O are generally seen as more valuable and less risky compared to those without, as the certificate signifies legal recognition and ownership rights.

C of O and Market Perception

The presence of a C of O can significantly influence market perception and the demand for a property. Properties with a valid Certificate of Occupancy are typically viewed as more desirable by potential buyers and investors.

This perception stems from the legal security that a C of O provides. Buyers are more likely to invest in properties with a C of O because they have assurance that their rights are protected, and the likelihood of disputes regarding ownership is minimized.

Moreover, lenders and financial institutions often require a C of O before approving loans for property purchases or developments.

A valid C of O enhances the credibility of the property, making it easier for buyers to secure financing.

In Nigeria, a C of O is usually granted for 99 years, and this long tenure can positively influence a property’s valuation.

This accessibility to finance, in turn, can lead to increased property demand, thereby driving up its valuation.

Conversely, properties lacking a C of O may be perceived as risky investments, resulting in lower valuations and reduced buyer interest.

Thus, the C of O serves as a critical indicator of a property’s reliability and marketability.

C of O in the Property Valuation Process

In the property valuation process, a valuer considers various factors to determine the value of a property. These factors typically include location, size, condition, and comparable sales in the area. However, the existence of a C of O is often a prominent consideration.

During the valuation process, valuers will assess the C of O to ascertain the legal standing of the property.

A valid C of O not only confirms ownership but also indicates compliance with local land use regulations, zoning laws, and building codes. Valuers may also take into account the duration of the C of O.

In Nigeria, a C of O is usually granted for 99 years, and this long tenure can positively influence a property’s valuation.

The security provided by a long-term C of O assures potential buyers of their rights over the property for an extended period, making it a more attractive investment.

Conversely, properties without a C of O, or those with expired or disputed certificates, may be valued lower due to the inherent risks associated with such properties.  

Furthermore, a C of O can impact future development potential, which is a crucial aspect of property valuation.

Properties with a valid C of O are more likely to receive the necessary approvals for development or alteration, while those without may face legal hurdles.

This potential for development can enhance the property’s value, as it indicates future income generation possibilities.

Consequently, valuers consider the C of O as a critical factor that influences the overall worth of the property in the market.

Challenges and Implications of C of O in Property Valuation

Despite its importance, the C of O is not without challenges. The process of obtaining a C of O can be lengthy and complex, leading to delays in property transactions.

In some cases, disputes over land ownership can arise, particularly in areas where customary land tenure systems are prevalent.

These disputes can complicate the valuation process, as properties with contentious C of Os may be difficult to sell and consequently valued lower.

Additionally, the presence of a C of O does not automatically guarantee a problem-free investment. Factors such as environmental issues, development restrictions, or changes in land use policies can affect property value.

Valuers must therefore conduct thorough due diligence, considering not only the existence of a C of O but also any associated risks or liabilities. 

In conclusion, the Certificate of Occupancy plays a crucial role in property valuation methods in Nigeria.

As a legal document that signifies ownership and security, it significantly influences market perception and property demand.

Valuers must consider the C of O when assessing a property’s value, as it reflects the legal standing and development potential of the land.

However, challenges associated with the C of O, such as ownership disputes and regulatory complexities, must also be navigated to ensure accurate valuations.

For stakeholders in the Nigerian real estate market, understanding the importance of the C of O is vital for making informed investment decisions and maximizing property value.  

▪︎ Dennis Isong is a TOP REALTOR IN LAGOS.He Helps Nigerians in Diaspora to Own Property In Lagos Nigeria STRESS-FREE. For Questions WhatsApp/Call 2348164741041

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Police begins enforcement on vehicles with covered number plates

Lagos State police public relations officer SP Abimbola Adebisi, in a statement, explained that ,” The exercise will commence today, June 15, 2026, and will be led by the Commissioner of Police,Tijani Fatai.

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The Lagos State Police Command has directed all Area Commanders, Divisional Police Officers (DPOs), across the State to commence enforcement exercise against vehicles with covered, obscured, unauthorised, defaced or no registration number plates.

This was n compliance with the directive of the Inspector-General of Police, IGP Olatunji Disu.

The Command said that the enforcement is aimed at enhancing public safety, strengthening security, and denying criminal elements the opportunity to conceal their identities and activities.

Lagos State police public relations officer SP Abimbola Adebisi, in a statement, explained that ,” The exercise will commence today, June 15, 2026, and will be led by the Commissioner of Police,Tijani Fatai.

He further directed that any vehicle found violating the directive be impounded and subjected to thorough investigation in accordance with extant laws and established procedures.

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DHQ vows justice for slain retd Gen Rabe

Receiving the delegation on behalf of Governor Dikko Radda, Deputy Governor Faruk Jobe thanked the military leadership for the show of solidarity and support.

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Photo: Other members of the delegation included Maj.-Gen. W.B. Idris, Rear Adm. A.H. Haruna, Maj.-Gen. B.P. Koughna, Brig.-Gen. I.M. Ibrahim, Brig.-Gen. S.K. Usman (retd), S.I. Kaita (retd), Maj.-Gen. M.S. Bindawa (retd) and A.Y. Abdullahi.

The Defence Headquarters (DHQ) has assured that those responsible for the death of retired Maj.-Gen. Rabe Abdullahi will be brought to justice.

The assurance was given yesterday when a high-powered military delegation paid a condolence visit to the Katsina State Government.

The delegation, led by the Chief Administration Officer, Defence Headquarters, Maj.-Gen. I.M. Abdullahi, conveyed the condolences of the Armed Forces of Nigeria to the government and people of Katsina State over the death of the retired senior military officer.

Abdullahi described the late Rabe as a distinguished officer whose service and sacrifice to the nation would remain indelible.

He said that the retired general’s death was a painful loss to his family, Katsina State, the Armed Forces and the nation at large.“We share in the grief of the people of Katsina and the family of the deceased.

The Armed Forces will continue to work with relevant security agencies to ensure that those responsible are identified and brought to justice,” he said.

Other members of the delegation included Maj.-Gen. W.B. Idris, Rear Adm. A.H. Haruna, Maj.-Gen. B.P. Koughna, Brig.-Gen. I.M. Ibrahim, Brig.-Gen. S.K. Usman (retd), S.I. Kaita (retd), Maj.-Gen. M.S. Bindawa (retd) and A.Y. Abdullahi.

Receiving the delegation on behalf of Governor Dikko Radda, Deputy Governor Faruk Jobe thanked the military leadership for the show of solidarity and support.

Jobe said the visit underscored the strong partnership between the state government and the military in the fight against insecurity.

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JUNE 12: President Bola Ahmed Tinubu’s Democracy Day Address (Full Speech)

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Nigeria’s President, Bola Ahmed Tinubu has addressed Nigerians following the marking of June 12 Democracy Day today.

The President speaks on economic reforms, and new minimum wage.

Read full speech below:

Fellow Nigerians

Today, we celebrate not only democracy but also the enduring Nigerian spirit. For 27 unbroken years, since May 29, 1999, Nigerians have chosen their leaders through the ballot, witnessed peaceful transitions of power, and resolved disagreements in courtrooms and legislative chambers—not through violence. We have experienced the longest stretch of civilian rule in our history. Our democracy is not perfect, but it is ours, and we must continue to defend and strengthen it.

In the coming days, Ekiti and Osun States will hold elections. I urge INEC, security agencies, and all parties to ensure these polls are peaceful and credible. Democracy fails when citizens doubt the process. To our National Assembly, Judiciary, the Press, and Civil Society: you are the guardrails of our republic. Criticise me, disagree with me, but never stop believing in Nigeria.

To our young people: Nigeria is your home and your future. Build here, code here, work here, and vote here. Every great nation was built by those who stayed to solve problems, not by those who abandoned ship.

To our armed forces, police, and intelligence services: Nigeria salutes your sacrifice. To our traditional rulers, faith leaders, and community heads: thank you for your support of peace and reconciliation. The government cannot do it alone.

Today, we honour the resilience of Nigerians who refused to surrender their faith in freedom, and the courage of those who stood firm against intimidation. We pay tribute to patriots who endured persecution, imprisonment, exile, and even death so that future generations could enjoy democracy. I salute labour leaders, journalists, activists, students, women, professionals, political leaders, and soldiers—both those who have passed and those still with us—for their patriotic contributions.

Though this year’s mood is dampened by the abduction of our children in Oyo and Borno, we remain hopeful for their safe return. Democracy without security is a mirage. That is why this administration declared a security emergency and approved the recruitment of more than 50,000 new police officers and thousands of military recruits. Our 2026 budget commits N5.41 trillion—our largest ever—to defence and security. Our administration is ever ready to do much more to secure our people.

We have moved from training with our allies, the United States, France and other European countries, to precision targeting. In Arege, Borno State, we degraded ISWAP’s command centre. Terror-related deaths are down by 81% since 2015. Over 13,000 terrorists have been neutralised in the past year. But we also keep the door of surrender open. Over 124,000 fighters and dependents have laid down their arms since 2023 through Operation Safe Corridor.

To bandits, kidnappers, and sponsors of terror: Surrender or face the full force of the Nigerian State. These windows of surrender will not remain open forever. No mercy will be shown to those who trade in the blood of Nigerians.

At a time like this, let us not assign blame or point fingers. Crime has no ethnicity. We must stand united and be assured that the enemies of our nation shall soon be history. We will triumph over terror and continue to build a more prosperous nation.

June 12 occupies a sacred place in our national memory. It represents more than an election; it is a defining chapter in our story. We remember Chief M.K.O. Abiola, who won a pan-Nigerian mandate transcending ethnicity and religion. We remember Alhaja Kudirat Abiola.

We also remember Chief Gani Fawehinmi, Chief Bola Ige, Chief Alfred Rewane, Pa Abraham Adesanya, Chief Anthony Enahoro, Alhaji Balarabe Musa, Commodore Dan Suleiman, Dr Beko Ransome-Kuti, Frank Kokori, Arthur Nwankwo, Chima Ubani, Shehu Musa Yar’Adua, and the many other heroes and heroines of democracy whose sacrifices helped secure the freedoms we enjoy today.

As beneficiaries of their struggle, we have a duty to strengthen and deepen the democratic institutions for which they fought. The greatest tribute we can pay is to build a Nigeria where freedom is protected, justice is upheld, opportunity is expanded, and government is accountable.

June 12, 1993, revealed the possibility of a true Nigerian nation. The heroes of June 12 secured political freedom. Our challenge is to secure economic freedom. Democracy must be felt in the quality of people’s lives—in opportunities for youth, in prosperous farmers, successful entrepreneurs, and the dignity of our workers.

The reforms we are undertaking were not chosen for ease, but for necessity. Three years ago, our public finances were under severe strain, investment was discouraged, and economic uncertainty threatened our future. We chose to act, embracing reforms to advance Nigeria’s economic freedom.

Since 2023, our reforms have restored stability and credibility to economic management. Federation revenues have risen, providing states and local governments with more resources for infrastructure, education, healthcare, and security. Fiscal transparency has improved, leakage has been reduced, and public funds are better directed to national priorities. Investor confidence has returned, with investments in agriculture, energy, manufacturing, technology, mining, transportation, and the creative industries growing.

Domestic refining capacity has increased, strengthening energy security and reducing our reliance on imported petroleum products.

By 2023, when we came on board, the electricity sector was characterised by chronic generation shortfalls, an unreliable gas supply, and transmission infrastructure so fragile that it could not evacuate available power. Distribution companies were burdened by massive losses and a metering deficit of over four million. Worst of all, the value chain was drowning in legacy debt. The result was a sector that generated less than the 13,500 Megawatts installed capacity, a sector that transmitted less than it generated, distributed less than it transmitted and collected revenue far below what it needed to sustain itself.

To address the problems besetting the sector, I signed the Electricity Act, which grants states authority to generate, transmit, and distribute power. The Presidential Power Sector Task Force is working hard to reduce the metering deficit. It has also been authorised to raise N4 trillion bond to settle verified legacy debts. The Rural Electrification Agency, supported by the World Bank and the African Development Bank, has deployed off-grid and mini-grid power to underserved communities, universities, markets, and hospitals. Electricity is a democratic dividend we owe every Nigerian. We intend to deliver it.

Across the country, infrastructure projects are connecting producers to markets and creating opportunities for enterprise and employment. The National Agricultural Development Fund is deploying 10,000 tractors over five years. Over 1,000 SMEs have been certified for export. Non-oil exports grew by 21% last year.

Yet, many Nigerians still face economic hardship. We remain focused on reducing inflation, expanding food production, creating jobs, improving living standards, rebuilding confidence in our economy, and creating conditions for sustainable prosperity.

We are moving from uncertainty to stability. The next phase is about accelerating growth and ensuring the benefits are felt in every home, every community, and every region. We believe that Democracy must be felt in the pocket.

Recognising that democracy is undermined when people do not feel its impact, my administration has sought financial autonomy for our 774 local councils. A fundamental challenge to our nation’s advancement has been ineffective local government administration. The insecurity we are addressing is partly due to the collapse of grassroots governance. The Renewed Hope Agenda is about ensuring that all Nigerians benefit from governance.

Every generation has a defining responsibility. The generation of our founding fathers secured independence—the generation of June 12 secured democracy. Our generation must secure prosperity.

Let us move forward together—rejecting division, cynicism, and despair; embracing unity, hope, and confidence. Let us build a Nigeria united by a common purpose, strengthened by diversity, where justice is accessible, liberty is secure, and opportunity is abundant.

Among the architects of modern democratic Nigeria, we honour General Shehu Musa Yar’Adua for his vision of national partnership. In recognition of his contributions, the Federal Government has approved the revitalisation and renaming of the completed Institute of Petroleum Studies, Kaduna, as the General Shehu Musa Yar’Adua University of Geological Sciences and Engineering Technology.

I am also pleased to announce national awards to the following Nigerians, who suffered persecution, endured indignities, exile, incarceration, and, at times, solitary confinement, so that we have democracy today.

Barrister Ayoka Lawani
Tunde Fagbenle
Oladele Alake
Olatunji Bello
Louis Odion
Segun Babatope
Sam Omatseye
Sir Ademola Osinubi
Bola Bolawole
Lade Bonuola
Femi Kusa
Debo Adeniran
Chief Ayo Opadokun
Chief Ralph Obiora 
Ose Osayande
Barrister Osa Director
Prof. Sylvester Odion-Akhaine
Dr Arthur Nwankwo (Posthumous)
Dr Osagie Obayuwana 
Dr Joe Okei-Odumakin 
Barrister Titus Mann 
Joe Igbokwe
Richard Akinnola
Ben Charles-Obi (Posthumous)
George Mbah
Dr Niran Malaolu
Major-General Ishola Williams (rtd)
Femi Aborisade
Jenkins Alumona
Gbemiga Ogunleye
Muyiwa Adekeye
Babajide Kolade-Otitoju
Ike Okonta

We also recognise the soldier-democrats of the June 12 struggle:
Major General MA Garba
Brigadier General Lawal Jaafaru Isa
Col Umar Farouk Ahmed;
Col Sambo Dasuki;
Col Lawan Gwadabe;
Brigadier Jonathan Ndam Temlong
Col Musa Shehu;
Major General Chris Eze;
Major General Harris Dzarma;
Col Isa Jibrin;
Maj. General Joseph Oshanupin;
Col Olusegun Oloruntoba, Olugbede of Gbede Kingdom)
Lieutenant Colonel Happy Kefas Bulus
Col J Okai;
Col Emmanuel Ndubueze;
Lt Col Yakubu Muazu
Brigadier Yahaya Abubakar, the Current Etsu Nupe, who is already the holder of the CFR title.

The honours list will be released in the next few days.

Fellow Nigerians, 27 years ago, many doubted democracy would survive here because of our diversity. Today, our diversity sustains our democracy. The road ahead is steep. But June 12 reminds us: Nigerians do not break. We bend, we bleed, but we do not break.

Let us renew our covenant: That the labours of our heroes past shall never be in vain, and that government of the people, by the people, for the people, shall not perish from this land.

May God bless the heroes of our democracy. May God bless the Federal Republic of Nigeria. May God continue to bless us all.

Happy Democracy Day.

BOLA AHMED TINUBU, GCFR
President and Commander-in-Chief of the Armed Forces, Federal Republic of Nigeria

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