It started with Tunde, a middle-aged man who had finally saved enough to build a small bungalow for his family in Lagos. He bought land through a “family agent,” eager to start construction quickly.

Within months, the foundation was up, walls were rising, and he proudly watched his dream take shape. But one morning, government officials showed up with an order—his building was sitting on unregistered land.

Tunde’s heart sank. Everything he had worked for was suddenly at risk.Tunde’s story is not uncommon in Nigeria. Many people rush into building on land without confirming its legal status.

The result is often heartbreaking—loss of property, endless court cases, or government demolition. So, what happens if you build on unregistered land in Nigeria? Let’s break it down carefully and realistically.

1. Understanding What Unregistered Land Means

Before we talk about what happens if you build on unregistered land in Nigeria, it’s important to understand what unregistered land actually means.

In simple terms, unregistered land is land that has not been formally recorded with the government or does not have an official title document such as a Certificate of Occupancy (C of O), Governor’s Consent, or registered Deed of Assignment.

When land is registered, it means the government recognizes you as the lawful owner.

Your name and the property details are stored in official land registries, making your ownership legally protected.

But if your land is unregistered, your ownership may only be based on informal documents—like receipts, family agreements, or a local survey plan—which are not legally binding in court.

In Lagos and other parts of Nigeria, registration is what gives life to land ownership. It’s like having a car without registration papers—you may drive it for a while, but if the authorities stop you, you’ll have questions to answer.

The same principle applies to land. You may fence it, build on it, and even live there, but if your land is not legally registered, you don’t have full ownership rights.

This is why real estate experts always warn buyers to confirm land titles before paying a dime. Because in Nigeria, owning land and proving ownership are two different things.

2. The Legal Consequences of Building on Unregistered Land

Now, let’s answer the main question—what happens if you build on unregistered land in Nigeria? The legal consequences can be very serious.

When you build on unregistered land, your development is seen as being done without proper authorization.

According to the Land Use Act of 1978, all land in each state belongs to the Governor, who holds it in trust for the people.

To legally own or use any land, you must have the Governor’s approval through the Certificate of Occupancy or Governor’s Consent. Without this, your ownership is incomplete in the eyes of the law.

If government officials discover that your land is unregistered, they can issue a “stop-work” order, preventing further construction. In many cases, if the land falls under government acquisition or reserved area, the building may be marked for demolition.

And if the land belongs to another person who has legal registration, you could be charged with trespass, even if you didn’t know.

Imagine spending millions building your dream house only to be told that it stands on land that belongs to someone else—or worse, on land the government has already allocated for a public project.

In such cases, ignorance is not an excuse. The law prioritizes the registered owner.Another hidden danger is that you can’t use unregistered land for financial transactions.

For example, banks will never accept such property as collateral for a loan because it lacks a valid title.

Even selling it later becomes difficult since buyers now demand proper documentation before parting with money.

So, while you may enjoy the land temporarily, the long-term risk is too great. Building on unregistered land in Nigeria can cost you not just your investment but also your peace of mind.

3. The Financial and Emotional Cost of Building Without Proper Registration

There is a painful truth many Nigerians have learned the hard way—building on unregistered land might seem cheaper at first, but in the long run, it is far more expensive.Let’s go back to Tunde’s story.

After the authorities stopped his construction, he tried to regularize his documents.

He soon discovered that the land was under government acquisition, meaning it was never meant for private use.

To reclaim it, he had to go through an expensive and uncertain process called ratification.

That process involved multiple visits to government offices, lawyers’ fees, and months of waiting—with no guarantee of success.

Even if you’re lucky enough that the land can be ratified, the total cost of perfecting the title after building is usually higher than if you had done it before construction.

You might need to pay for survey plans, excision, governor’s consent, and other documentation. Each stage involves money, time, and patience.

Financially, you could also lose everything.

If a legitimate owner appears with registered documents, you’ll have no legal claim to the land.

Nigerian courts rely heavily on documentary evidence, not just physical possession.

So even if you’ve built a house and lived there for years, the registered owner can claim it and even obtain an order to demolish your structure.

Beyond money, there’s the emotional toll. Many families have experienced sleepless nights, endless anxiety, and strained relationships because of land issues.

You can’t enjoy your property when you’re constantly worried about losing it. And in some communities, land disputes can turn violent.

So, the next time someone offers you “cheap land,” pause and ask yourself: Is it registered? Because what looks like a bargain today might become your biggest loss tomorrow.

4. How to Avoid the Trap of Building on Unregistered Land

If you truly want to avoid the painful consequences of building on unregistered land in Nigeria, you must follow due process before laying a single block.The first step is verification.

Always confirm the status of the land with the Ministry of Lands or relevant authorities in the state.

In Lagos, for example, you can conduct a land search at the Alausa Land Registry. This search will show whether the land has a valid title, is under acquisition, or has any disputes.

Second, work with professionals. Engage a registered surveyor, a real estate lawyer, or a trusted realtor who understands the terrain.

They can help you verify documents, identify red flags, and guide you through the legal requirements.Third, insist on seeing original documents before paying for any land. Don’t rely on photocopies or word-of-mouth assurances.

If your land is not under government acquisition, you can apply for ratification or regularization.

This process involves the state government officially approving your ownership and issuing a title document.

Check for the C of O, Deed of Assignment, or Governor’s Consent. And if the land is family-owned, make sure you deal directly with recognized family heads, not self-appointed agents.

Fourth, once you buy the land, register it immediately. Many people delay registration because they want to “build first and register later.”

This is risky.

Once you start construction, you expose yourself to legal issues. Registering your land protects your ownership and gives you the confidence to develop it freely.

Last, remember that due diligence is cheaper than regret. Spending a few weeks verifying land is better than losing years of hard work.

5. What You Should Do If You’ve Already Built on Unregistered Land

Let’s be realistic—many people reading this might already be living on unregistered land.

The good news is that all hope is not lost. There are legal steps you can take to regularize your property, although it depends on the specific situation.

If your land is not under government acquisition, you can apply for ratification or regularization. This process involves the state government officially approving your ownership and issuing a title document.

You’ll need to submit your survey plan, proof of purchase, and other documents. It can take time, but once completed, your land becomes legally recognized.

However, if your land is within a government-acquired area or marked for public use, things get complicated. In such cases, the government may reclaim it without compensation.

But sometimes, depending on the policy and nature of the land, you may be able to apply for excision, which means the government releases a portion of the acquired land for private ownership.

Another option is negotiation. If the land belongs to a private owner with proper documents, you can reach an agreement and purchase the land officially through a fresh Deed of Assignment. It might be costly, but it’s better than losing your investment entirely.

The key is not to ignore the situation. Visit the Ministry of Lands, talk to a property lawyer, and start the regularization process.

The earlier you act, the higher your chances of securing your property legally.Building on unregistered land in Nigeria may seem like an innocent mistake, but the consequences can be devastating.

You risk losing your property, facing legal battles, or spending double the cost trying to fix documentation problems.

The question—What happens if you build on unregistered land in Nigeria?—should not just be a curiosity; it should be a serious warning to every property owner or investor.

Real estate in Nigeria is one of the most profitable investments, but only when done correctly.

Always prioritize legal ownership over quick development. Verify, register, and secure your documents before building.

It’s the only way to truly own your land without fear or uncertainty.So, learn from Tunde’s story. Don’t rush the process.

A dream home built on shaky legal ground can easily become a nightmare. But with proper guidance, patience, and professional help, you can own property in Nigeria safely and confidently.

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

Image credit: CNBC

Growing up, Zames Chew thought he wanted to work a white-collar role at a company like Google, but his career took a different turn.

Today, the 26-year-old runs the Singapore-based handyman service Repair.sg, alongside his 24-year-old brother and co-founder, Amos Chew.

In 2024, their Singapore-based company Repair.sg brought in 1.7 million Singapore dollars (about $1.3 million), according to documents reviewed by CNBC Make It.

“When I was younger, my dream was always to work in big tech,” said Chew. But one day in early 2016, he discovered a gap in the market.

“Our parents were looking for a service provider to fix something around the house,” said Chew. “I was just looking online, and … there [seemed] to be nowhere to find service providers [online] back in the day.

So I was like … let me put together a website and see what happens from there.”

So, at age 16, Chew spent 30 Singapore dollars (about $23) to buy a website domain name, had his father help him register the business, and Repair.sg was born.

Almost a decade later, what started as a blue-collar side hustle by two brothers, now has over 20 employees and is on track to bring in about $2.3 million in 2025, according to documents reviewed by CNBC Make It.

Starting a side hustle at 16

As kids, the Chew brothers loved being hands-on.

“My brother and I would do everything together. That means building Legos, building PCs, taking things apart,” said Chew.

”[We] have always been building projects together, and it has [been] our dream to … work together when we became adults.”

The two were able to realize this dream during their teenage years after starting Repair.sg.

The company gained momentum slowly until the last few years when its growth started to soar, said Chew.

For the first three years of the company, the brothers were still in school, so they had to squeeze in work for the business in between classes, or during their evenings.

What a lot of people don’t know is that there’s a lot of education … [and] licensing behind some of the services that we do, and it goes beyond just taking a screwdriver and hammer [to] things,” he said.

So they spent years acquiring the knowledge, skills and licenses necessary to run their business.

In addition, before the business scaled, they would take on most jobs themselves such as replacing lights, and fixing furniture.

“For the first seven years, up until perhaps even early 2024, [the business] was basically at the brink of death most of the time,” said Chew. “We were young and weren’t very good business owners.”

Credit: CNBC

The Food and Agriculture Organization of the United Nations (FAO) says that disasters have inflicted an estimated $3.26 trillion in agricultural losses worldwide over the past 33 years – an average of $99 billion annually, roughly 4 percent of global agricultural GDP.

FAO discloses this in its new report released in November 2025, tagged ,’ The Impact of Disasters on Agriculture and Food Security 2025.’

The report highlights how digital technologies are transforming how farmers, governments and communities can monitor risks, anticipate impacts, and protect livelihoods.

The report provides the most comprehensive global assessment to date of how disasters – from droughts and floods to pests and marine heatwaves – are disrupting food production, livelihoods and nutrition.

It also demonstrates how digital innovations are shifting agrifood systems from reactive crisis management to proactive data-driven resilience-building.

“Digital technologies are already revolutionizing how we monitor risks, deliver early warnings and support farmers’ decision-making.

From the 9.1 million farmers now accessing parametric insurance through digital platforms to the communities using our early warning systems to evacuate 90 percent of at-risk populations before disasters strike, we are witnessing a fundamental shift from reactive response to proactive risk reduction.” said FAO Director-General QU Dongyu in the foreword to the report.

Heavy toll on global food security

Between 1991 and 2023, disasters wiped out 4.6 billion tonnes of cereals, 2.8 billion tonnes of fruits and vegetables, and 900 million tonnes of meat and dairy.

These losses translate to a daily per capita reduction of 320 kilocalories – 13–16 percent of average energy needs.

Asia accounts for the largest share of global losses of 47 percent, totaling $1.53 trillion, reflecting both the scale of agricultural production and the region’s high exposure to floods, storms and droughts.

The Americas represent 22 percent of global losses or $713 billion, driven by recurrent droughts, hurricanes, and extreme temperature events that heavily impact large commodity crop systems.

Africa, while recording lower absolute losses of $611 billion, suffers the highest proportional impacts, losing 7.4 percent of agricultural GDP to disasters – the largest relative burden of any region.

In economies where agriculture accounts for a significant share of employment and income, these losses have had severe consequences for food security and rural stability.Small Island Developing States (SIDS) remain among the world’s most vulnerable to disasters such as cyclones, floods, and sea-level rise.

Despite relatively small agricultural output, disaster-related losses represent a disproportionately high share of agricultural GDP.

The report also finds that marine heatwaves caused $6.6 billion in losses between 1985 and 2022, affecting 15 percent of global fisheries. Yet, losses in fisheries and aquaculture remain largely invisible in disaster assessments, despite supporting the livelihoods of 500 million people.