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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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BREAKING: Ganduje Resigns as APC National Chairman with immediate effect

Abdullahi Umar Ganduje has resigned as the National Chairman of the All Progressives Congress (APC), with immediate effect.
Ganduje, who previously served as the Governor of Kano State from 2015 to 2023, cited health reasons for his resignation, stating the need to focus on his personal well-being.
His tenure as APC chairman, which began in August 2023, was riddled with internal party crises, legal disputes, and allegations of financial misconduct.
While his resignation letter attributed the move solely to health concerns, party insiders suggest rising political tension and internal opposition may have influenced his decision.
There have also been reports linking his exit to accusations of financial impropriety.
Some party members allegedly protested against what they described as “excessive financial demands” from his office—particularly over complaints by aspirants for FCT area council positions about the high fees required to secure party tickets.
Ganduje’s leadership faced multiple legal challenges. In April 2024, a Kano State High Court issued an ex parte order barring him from identifying as a party member, following a suit filed by some APC officials.
Although a separate suit filed by the APC North Central Forum seeking his removal was later dismissed by a Federal High Court in Abuja, his position remained contentious.
As the APC is yet to issue an official statement, speculation continues to mount over the true circumstances of Ganduje’s departure and its potential implications for the party’s future direction.
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Nigeria New Tax Laws: What You Need to Know

President Bola Tinubu on Thursday signed four new tax laws aimed at modernising and streamlining the country’s tax system.
In the new tax law, the Value Added Tax rate remains at 7.5 per cent despite initial proposals to increase to 12.5 per cent, but its scope is expanded.Essential items—such as food, education, healthcare, public transport, residential rent, and exports—are zero-rated to ease inflationary pressure.
For revenue allocation is restructured: now 30 per cent of VAT proceeds are distributed based on consumption (rather than contribution), 50 per cent equally among states, and 20 per cent to population-based allocation.
With the latest development, it is expected that state revenue streams will increase, and it will also discourage tax evasion.
Overview of the four new lawsNigeria Tax Act:
Consolidates various tax rules into a single, simplified code, eliminating over 50 small, overlapping taxes. This reduces complexity and duplication, making it easier for businesses to comply.
Tax Administration Act:
Establishes uniform rules for tax collection across federal, state, and local governments, ensuring consistency and reducing administrative conflicts.
Nigeria Revenue Service Act:
Replaces the Federal Inland Revenue Service with the independent Nigeria Revenue Service, aiming for greater efficiency and autonomy in tax administration.
Joint Revenue Board Act:
Enhances coordination between different government levels and introduces a Tax Ombudsman and Tax Appeal Tribunal to handle disputes fairly.
Key objectives of the new tax rules
Simplify Tax System:
Reduces bureaucratic hurdles and overlapping taxes to make compliance easier, especially for small businesses and informal traders.
Increase Revenue Efficiency:
Aims to boost Nigeria’s tax-to-GDP ratio from 10% (below the African average of 16–18%) to 18 per cent by 2026 without raising taxes on essential goods.
Reduce Financial Burden:
Provides relief for low-income households and small businesses while ensuring high-income earners and luxury consumers contribute more.
Fund Public Services: Increased revenue will support infrastructure, healthcare, and education, reducing reliance on borrowing.Who benefits and how
Low-Income Households:
Individuals earning up to ₦1 million ($650) annually receive a ₦200,000 rent relief, reducing taxable income to ₦800,000, exempting them from income tax.
VAT exemptions on essential goods and services (food, healthcare, education, rent, power, baby products) lower living costs.
Small businesses:
Businesses with an annual turnover below ₦50 million ($32,400) are exempt from company income tax.
Simplified tax filing without requiring audited accounts reduces compliance costs.
Large businesses:
Corporate tax rates drop from 30 per cent to 27.5 per cent in 2025 and 25 per cent thereafter.Tax credits for VAT paid on expenses and assets allow businesses to recover the 7.5 per cent VAT.
Charitable, educational, and religious organisations:
Tax incentives for non-commercial earnings, encouraging community-focused activities.
Impact on different groups
Low-Income Earners:
Benefit most from income tax exemptions and lower costs for essentials, increasing disposable income.
Small Businesses and informal traders:
Simplified rules and tax exemptions encourage compliance and reduce financial strain, potentially formalising more businesses.
High-income earners and luxury consumers face higher VAT on luxury goods and premium services, plus capital gains tax on large share sales.
Government: Expects increased revenue for public services without overburdening vulnerable citizens.
Why reforms were needed:
Nigeria’s tax system was outdated, inefficient, and disproportionately harsh on low-income groups.
The low tax-to-GDP ratio (10%) limited funding for critical services like healthcare and infrastructure.
Overlapping taxes and complex rules deterred compliance, especially among small businesses and informal traders.
Public and expert reactionsPositive sentiment:
Small business owners welcome tax exemptions but seek clarity on enforcement to avoid unexpected levies.
Low-income earners appreciate relief on essentials but remain cautious about implementation.
Taiwo Oyedele, head of the Presidential Fiscal Policy and Tax Reform Committee, claims 90% public support, emphasising that success depends on awareness and trust.
The reforms align with Tinubu’s administration’s goal to reduce economic inequality and boost fiscal capacity without overburdening citizens.
By encouraging voluntary compliance and reducing reliance on loans, Nigeria aims to strengthen its economy and fund development projects.
These reforms mark a significant step toward a fairer, more efficient tax system, with a focus on supporting vulnerable groups while fostering economic growth.
However, their success hinges on transparent enforcement and public trust.
For further details, you can refer to official statements from the Nigerian government or credible news sources covering the reforms.
News
2025 NGE Biennial Convention Opens In Enugu, 400 Editors In Attendance

The 2025 Biennial Convention of the Nigerian Guild of Editors(NGE) has opened in Enugu on Friday, with about 400 hundred Editors drawn from various media organizations across the country participating.
With the theme:”Building A Secure And Cohesive Nigeria: The Role Of Dialogue, Inclusion And The Media,” the convention is holding at the International Conference Centre, Enugu.
During the 4-day event, a new leadership will be elected to pilot the affairs of the Guild for the next two years.
In his welcome address, the President of the Guild, Eze Anaba, whom had already been returned unopposed for a second term, thanked members of the Guild for electing him to lead the union in the last two years.
“My esteemed colleagues, I thank you for the trust and confidence you reposed in me by electing me to lead this Guild over the past two years.
It has been a rare privilege and a responsibility I have carried with pride – one I will cherish for the rest of my life,” Anaba said.
Turning to the theme of the convention, the president said insecurity had “regrettably become a defining feature of our national discourse.
The nature of these challenges may differ across the regions, but their severity is felt everywhere.”
“This reality compels us to ask hard questions.Could the media have done more to promote dialogue and inclusion – essential tools for conflict prevention?”
“Are we, perhaps, sometimes guilty of amplifying fear and sensationalism? Are we presenting all sides of the story fairly?
“Most importantly, how can we Journalists and Editors, contribute constructively to the peace building process?,” he further asked.
He said the conversation aims to “interrogate” these questions and more as esteemed stakeholders in security matters lead the discussions.
Meanwhile, preparations are in top gear for the conduct of election of new Executives of the Guild scheduled to hold much later in the day.
The positions being contested for include Deputy President, Vice President (North), Vice President (West), Vice President (East), General Secretary, Treasurer and members of Standing Committees.
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