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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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I knew what poverty is when I became Emir – Sanusi Lamido

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The Emir of Kano and former Governor of the Central Bank of Nigeria, Sanusi Lamido Sanusi, has said he got to know what poverty truly is when he mounted the throne.

Sanusi said this in a goodwill message at a public lecture with the theme: “Weaponization of poverty as a means of underdevelopment: A case study of Nigeria,” commemorating the 60th birthday celebration of former Rivers State Governor, Rotimi Amaechi, in Abuja, on Saturday.

The former CBN Governor said, “Many of the elite in Nigeria do not know what poverty is.

As an economist, former CBN Governor, I see the numbers. I did not know poverty until I became Emir.

“And you go to the village and see the water they drink, the houses they live in, they two block classrooms without roofs.

“Do we actually love the people or do we just love ruling over them? What are our priorities.

We make overheads and underpasses for ourselves in the cities while there in the rural areas cannot reach hospitals. We are in crisis, how do we get out should be our focus.”

Sanusi charged those saddled with the responsibility of leadership to inculcate the virtues of empathy with those they’ve been given a responsibility to lead.

Also speaking at the event, former Kaduna State Governor Nasir El-Rufai expressed concern that Nigerians kept repeating the same mistake of electing the worst among us into leadership positions.

According to him, “We keep electing people who only know how to grab power but don’t know what to do with it.”

A former Executive Secretary of the National Health Insurance Scheme, Prof. Usman Yusuf, in his intervention, explained that most of the cases being handled in hospitals were not medical.

Yusuf blamed corruption and bad governance for the multidimensional poverty in Nigeria. He said unless citizens live up to their responsibilities and vote for what is right.

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Defamation: Natasha will appear in court on Tuesday says Lead Counsel, Idahosa

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West Idahosa (SAN), the lead counsel to suspended senator representing Kogi Central Senatorial District of Kogi State, Natasha Akpoti-Uduaghan, has confirmed that she will appear in court on Tuesday, as summoned.

However, he expressed uncertainty about whether the Federal Government planned to arraign her on Tuesday.

He said that whatever the plans of the Federal Government, Akpoti-Uduaghan, as a law-abiding citizen, would comply with the court’s directives.

The Federal Government, through the Director of Public Prosecutions, Mohammed Abubakar, filed criminal charges against Akpoti-Uduaghan, alleging that she made defamatory statements during a live television broadcast and a private telephone conversation.

These statements reportedly targeted the President of the Senate, Godswill Akpabio and former Kogi State Governor, Yahaya Bello.

According to the charge, filed on May 16, 2025, at the Federal Capital Territory High Court and marked CR/297/25, Akpoti-Uduaghan is accused of making a statement during an appearance on Politics Today on Channels TV on April 3, 2025, where she alleged that Akpabio and Bello discussed plans to assassinate her.

“It was part of the meeting, the discussions that Akpabio had with Yahaya Bello that night— to eliminate me… he then emphasised that I should be killed in Kogi,” the charge quotes her as saying.

Additionally, the government accused Akpoti-Uduaghan of making defamatory remarks in a telephone conversation on March 27, 2025.

In the conversation with a woman named Dr Sandra Duru, Akpoti-Uduaghan allegedly claimed that Akpabio was linked to organ harvesting involving the late Iniubong Umoren, purportedly for the benefit of his ailing wife.

Akpabio, Bello, and four others have been listed as key witnesses in the trial.

Idahosa also reiterated the readiness of the legal team to defend Akpoti-Uduaghan in court.

He said, “If the case is called tomorrow, we will respond accordingly with our client.

“The issue of protest is irrelevant to us — we are lawyers, and our focus is on defending charges we believe can be contested. Protests are the domain of civil societies and others in that terrain,” Idahosa said.

He further stated, “Our client is a law-abiding citizen. Why wouldn’t she be there? It’s a summons we have undertaken. Only disrespectful institutions that disregard court orders would fail to appear, and she is not in that category.

”When asked about the possibility of arraignment, Idahosa noted, “We don’t know.

We saw a notice of amended charges. We don’t know what they are trying to do.

They’ve amended the charges once and could do so again—it’s their decision.”

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NSEMA Recovers 153 Dead Body in Mokwa Flood

The director- general of NSEMA, Abdullahi Baba Arah, disclosed this yesterday while giving the daily update on the Disaster.

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The Niger State Emergency Management Agency (NSEMA) has announced the discoveries of more dead bodies under a bridge bringing the death toll to 153 in the Mokwa Flood.

The director- general of NSEMA, Abdullahi Baba Arah, disclosed this yesterday while giving the daily update on the Disaster.

He said, “Two more dead bodies were recovered late yesterday (Saturday) under the bridge.

They were buried this morning (yesterday).”The director general said that with the latest development, the death toll has now been put at 153, and the affected population is now 3,018.

He said at Ndayako village, no death was recorded, but that 98 people were displaced and 58 houses were also washed away.

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