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Differences Between Properties In Lagos Island And Lagos Mainland

By Dennis Isong
Lagos, the economic powerhouse of Nigeria, is divided into two distinct regions: Lagos Island and Lagos Mainland.
Each region offers unique qualities, economic opportunities, amenities, and investment prospects, shaping the lifestyle and real estate landscape of the city.
While Lagos Island is known for its upscale neighborhoods, commercial hubs, and cosmopolitan allure, Lagos Mainland provides a more diverse and affordable environment with growing industrial and tech sectors.
Understanding the differences between Lagos Island and Lagos Mainland is essential for anyone looking to navigate the city’s dynamic property market, assess economic opportunities, and make informed investment decisions.
This exploration delves into the key aspects that distinguish these two regions, offering insights into their qualities, economic landscapes, amenities, estate prospects, property prices, and investment opportunities.
Qualities of Lagos Island and Lagos Mainland
Lagos Island:Geography: Lagos Island is a part of the Lagos metropolitan area and includes areas like Victoria Island and Ikoyi.
Urbanization: It’s a commercial hub with a mix of modern high-rise buildings and historical architecture. Lifestyle: It is characterized by a fast-paced, cosmopolitan lifestyle with a higher cost of living.
Population: More affluent population, with a higher concentration of expatriates and wealthy Nigerians. Lagos Mainland: Geography: Lagos Mainland encompasses areas like Ikeja, Surulere, and Yaba. Urbanization: It’s more residential and industrial, with a mix of middle to low-income neighbourhoods.
Lifestyle: The lifestyle here is more laid-back compared to Lagos Island, with diverse communities and a broader range of socioeconomic classes.
Population: More diverse and generally less affluent than Lagos Island. Economic Opportunities in Lagos Island and Lagos Mainland Lagos Island: Business Hub: Major financial institutions, multinational corporations, and tech companies have their headquarters here.
Tourism and Hospitality: A hotspot for tourists, with numerous hotels, restaurants, and recreational facilities. Commerce: High-end retail stores, shopping malls, and markets like Balogun Market. Lagos Mainland: Industrial and Manufacturing: Many industrial zones and manufacturing plants are located here. Tech and Startups: Areas like Yaba are becoming tech hubs with a growing number of startups and tech companies. Retail and Services: Numerous small to medium enterprises, retail businesses, and service providers.
Understanding the differences between Lagos Island and Lagos Mainland is essential for anyone looking to navigate the city’s dynamic property market
Amenities in Lagos Island and Lagos Mainland Lagos Island: Healthcare: High-end private hospitals and clinics. Education: Prestigious international schools and universities. Recreational: Luxury gyms, spas, parks, and beaches. Infrastructure: Better roads, reliable electricity, and water supply compared to the Mainland.
Lagos Mainland: Healthcare: Mix of private and public hospitals, with more public health facilities. Education: A range of public and private schools, and several tertiary institutions.
Recreational: Public parks, sports complexes, and community centres. Infrastructure: Generally less developed infrastructure with more traffic congestion and less reliable utilities.
Estate Prospects in Lagos Island and Lagos Mainland Lagos Island:
High-End Developments: Numerous luxury apartments, gated communities, and waterfront properties.
Real Estate Demand: High demand due to commercial importance and affluent lifestyle. Property Trends: Increasing development of high-rise buildings and mixed-use developments.
Lagos Mainland: Residential Developments: More affordable housing options, with a focus on middle-class estates.
Real Estate Demand: Steady demand due to growing population and urban expansion. Property Trends: Development of new residential estates and renovation of older properties.
Property Prices in Lagos Island and Lagos Mainland Lagos Island:
Residential: Significantly higher prices, with luxury apartments and houses ranging from millions to billions of Naira.
Commercial: High rental and purchase prices for office spaces and retail outlets. Lagos Mainland: Residential: More affordable housing, with prices varying widely depending on the area but generally lower than the Island.
Commercial: More affordable commercial properties, with lower rental and purchase prices compared to the Island. Investment Opportunities for Lagos Island and Lagos Mainland Lagos Island:
Real Estate: High return on investment due to premium property prices and constant demand. Tech and Finance: Opportunities in tech startups, fintech, and corporate services. Hospitality and Tourism: Profitable investments in hotels, restaurants, and entertainment.
Lagos Mainland:Industrial and Manufacturing: Investment in factories and production facilities.
Tech and Innovation: Growing tech ecosystem, especially in Yaba. Real Estate: Opportunities in affordable housing projects and commercial properties catering to the middle class.
Lagos, Nigeria, is divided into Lagos Island and Lagos Mainland, each with distinct characteristics and opportunities.
Lagos Island, comprising areas like Victoria Island and Ikoyi, is a commercial and financial hub with a cosmopolitan lifestyle, high-end amenities, and affluent population.
It offers high property prices and substantial real estate investments. Economic opportunities here are concentrated in finance, tech, and hospitality sectors.
In contrast, Lagos Mainland, which includes areas like Ikeja, Surulere, and Yaba, is more residential and industrial, with a broader socioeconomic range.
It features diverse communities, more affordable housing, and growing tech and industrial sectors.
The Mainland provides steady demand for real estate, affordable property prices, and investment opportunities in manufacturing, tech startups, and middle-class housing developments.
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News
N54.9tn budget: FG, W’Bank at odds over funding strategy

The World Bank has described Nigeria’s 2025 federal budget as overly ambitious, warning that the Federal Government may be forced to turn to the Central Bank of Nigeria’s Ways and Means facility to finance likely revenue shortfalls.
The Bank gave this warning on Monday during the public presentation of its latest Nigeria Development Update report titled ‘Building Momentum for Inclusive Growth’ in Abuja.
President Bola Tinubu signed the 2025 Appropriation Act into law, approving a record budget of N54.99tn, the highest in Nigeria’s history.
The budget was raised from the initial proposal of N49.7tn submitted to the National Assembly.
The fiscal plan makes provisions for N13.64tn in recurrent expenditure, N23.96tn for capital projects, N14.32tn for debt servicing, and N3.65tn for statutory transfers, while projecting a deficit of N13.08tn, to be financed through domestic and external borrowing.
The budget assumptions include a crude oil benchmark of $75 per barrel, oil production at 2.06 million barrels per day, an average exchange rate of N1,400/$, and an inflation target of 15 per cent.
Speaking at the event, the World Bank’s Lead Economist for Nigeria, Mr Alex Sienaert, said that despite strong revenue gains recorded in 2024, Nigeria’s 2025 budget assumptions remain optimistic and may prove difficult to meet.
He said, “It’s a very ambitious budget. Even with the very positive revenue sort of tailwind that we have… even considering that, it looks like it’s going to be pretty hard to meet some of the ambitious revenue targets that are in there.”
According to him, key assumptions such as average daily crude oil production of 2.1 million barrels per day and a benchmark oil price of $75 per barrel are unlikely to hold, noting that current production figures are closer to 1.6 million barrels per day.
He also cited uncertainty over how much revenue would flow from the removal of the petrol subsidy and the planned windfall tax on foreign exchange gains, saying these could weaken the Federal Government’s revenue position.
“This is important because if it does turn out that the revenue targets are not met, then that could mean that the financing requirements are more than budgeted.
And if the financing requirements exceed what’s budgeted, then that’s either going to create arrears pressures… or it could renew risks of recourse to things like deficit monetisation under large-scale Ways and Means,” he said.
Sienaert warned that although Nigerian authorities had pledged not to resort to the CBN’s overdraft facility, doing so again could derail the country’s fragile macroeconomic recovery.
“The authorities have been very clear that they will by no means be going back to large-scale use of Ways and Means, but were that to happen, it would be just extremely disruptive to the whole rebuilding of confidence in fiscal sustainability and in the naira ultimately,” he noted.
On broader fiscal matters, the World Bank called on the Federal Government to eliminate the electricity subsidy, which it described as a “wasteful, regressive subsidy.”
Sienaert said key fiscal reforms such as the removal of the petrol subsidy and the adoption of a market-reflective exchange rate had helped improve the government’s fiscal position, but further reforms were needed.
“There’s still a range of fiscal policy and fiscal management issues where more can be done to safeguard the gains that have already been achieved… just to name, there is still one kind of wasteful regressive subsidy, which is the electricity subsidy.
So work to address that,” he said.He also advocated for improved oil revenue transparency and a reduction in the cost of governance, saying efforts to increase non-oil revenue must continue.
Sienaert noted that although the Nigerian National Petroleum Company Limited began applying official exchange rates for fiscal transactions in October 2023, only half of the revenue gains from the subsidy removal had been remitted to the Federation Account by January 2025.
“It’s just going to be important in the coming months to keep tracking this, and ultimately that the full revenue gains from the difficult job of eliminating the subsidy do flow to the Federation so that that can support a continued healthy fiscal picture and, in turn, spending on development priorities,” he said.
On inflation, the World Bank economist said monetary policy reforms had helped reduce inflationary pressures but noted that consumer prices remained high.
“We do need to acknowledge that price pressures remain elevated,” he said.
“The battle against inflation continues, and to extend the military analogy a little bit, there’s a kind of fog of war… quite dense just at the moment.”
He added that recent changes to the Consumer Price Index by the National Bureau of Statistics had made it difficult to determine the current trend in inflation, noting, however, that continued coordination between fiscal and monetary authorities would be critical to restoring confidence.
The World Bank further urged the government to ramp up implementation of its targeted cash transfer programme aimed at cushioning the cost of reforms on poor households.
The programme currently offers N25,000 monthly for three months to 15 million recipients.
“The implementation has just been quite slow. So only about a third of those recipients have received transfers so far. The good news is that this is being scaled up… and just important that that effort really continues so that as many people as possible get help,” Sienaert said.
Looking ahead, he called for a new growth strategy based on a “private-led, public-facilitated” model.
The World Bank also stressed the need to reduce costs of governance, including cutting “wasteful expenditures that are not essential, such as purchase of vehicles, external training, etc.” and reducing “the cost of collection of GOEs (FIRS, NCS, NMDPRA, NUPRC, etc.).
”He emphasised the need for increased investment in education and health, noting that Nigeria’s combined spending in these sectors remained among the lowest globally.
“In 2022, Nigeria was only spending 1.2 per cent of GDP on education and 1.8 per cent on health, or $23 per Nigerian per year on education, $15 per Nigerian per year on health,” he said.
He said private sector growth must also be supported by improving the competitive landscape and reviewing trade policies that restrict access to essential production inputs.
“Competition is like the sort of secret sauce that drives innovation and economic transformation.
And in Nigeria, there’s some evidence… that actually there are elements of competition policy, and there are conditions that are needed for good competition that actually even compared to some of Nigeria’s immediate peers… the Nigerian competitive landscape lags some of those,” he said.
The Bank believes that following through with these reforms will position Nigeria to achieve its goal of becoming a $1tn economy by 2030.
Speaking at the event, the Minister of Budget and Economic Planning, Senator Abubakar Bagudu, has faulted the World Bank’s claim that Nigeria’s 2025 budget is overly ambitious, insisting that the projections are modest and aligned with the country’s growth capacity.
While the World Bank’s Lead Economist for Nigeria, Mr Alex Sienaert, had earlier described the 2025 fiscal projections as “very ambitious” and warned of possible recourse to deficit monetisation, Bagudu took a different view.
“Is the projection of the 2025 budget ambitious? No, they are not,” the minister said.
“They are all modest. Because even in the presentation, two things were said — some oil prices are about $60, but the average for Nigeria is $73 because of our premium grades.
”On crude oil production, which the World Bank said was likely overstated in the budget at 2.1 million barrels per day, Bagudu insisted Nigeria has both the record and capacity to exceed that.
“We have produced more than 2.3 million barrels a day,” he said.
“And the Minister of Petroleum always tells us that the technical and fiscal capacity — that means the ability to produce in terms of acreage, in terms of technology — is higher than that.
So, we are right as a team to say that, look, we are going to task everyone. ”He argued that budgets should be aspirational and not constrained by present challenges.
aspirational and not constrained by present challenges.
Related News CBN policies may lower inflation to 22.1% – W’Bank Economic reforms boosted govt revenue to N31tn – World Bank Nigeria posts fastest GDP growth in decade — World Bank
“A budget should not be a reflection of our indulgences. It should be a reflection of our potential. Mr President made it clear — all of us are going to be challenged to give our best,” he said.
Bagudu also pointed to improvements in Nigeria’s fiscal performance, citing a rise in revenue-to-GDP and expenditure-to-GDP ratios. He said these indicators are critical to delivering inclusive growth.
“Revenue-to-GDP ratio has gone up, expenditure-to-GDP ratio has gone up, which is critical to delivering inclusiveness,” he said.
“Especially the fact that in the increased revenue to sub-nationals… there is even a reduction in debt for the sub-nationals, which enhances their fiscal space.
”Highlighting President Bola Tinubu’s broader economic agenda, the minister revealed that a national initiative focused on mapping economic opportunities in Nigeria’s 8,809 political wards would soon be launched.
“What we have been dealing with is a programme to ensure that all three tiers of government are working together to map economic opportunities in all the 8,809 wards,” he said.
News
ASUU: Prof Piwuna is new national president
Prof. Piwuna was the immediate past National Vice President of the union.

A Professor of Medicine and Consultant Psychiatrist, Chris Piwuna, has been elected as the national president of the Academic Staff Union of Universities (ASUU).
He takes over from Emmanuel Osodeke, a Professor of Agriculture at the University of Agriculture, Umudike, Abia State, who was elected in May 2021.
Prof. Piwuna was the immediate past National Vice President of the union.
Piwuna, a former Dean of Students Affairs at the University of Jos, Plateau State, emerged victorious at an election during the union’s 23rd National Delegates Congress at the University of Benin in Benin City, Edo State.
News
Former military administrator Olubolade dies at 70
… he left the house to play lawn tennis at a nearby facility where he slumped.

Former Military Administrator of Bayelsa State, Navy Captain Omoniyi Caleb Olubolade (rtd), is dead.
Olubolade was also Minister of Special Duties, Minister of State, FCT, and Minister of Police Affairs.
He celebrated his 70th birthday on November 30, 2024.Olubolade, the Ipoti-Ekiti-born retired officer, died on Sunday, May 11, in Apapa, Lagos.
A statement by his first daughter, Mrs. Oluwayemisi Akinadewo, and first son, Mr. Dayo Olubolade, said that he left the house to play lawn tennis at a nearby facility where he slumped.
He drove himself to the facility to play lawn tennis in the evening and slumped while playing.
Efforts were made by medical officers around to revive him to no avail.
He was immediately rushed to Obisesan Naval Medical Hospital, Apapa, where he was pronounced dead.
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