Business
What to Expect from Real Estate Companies in Lagos As A First-Time Buyer by Dennis Isong

“Marketing is their superpower. They will show you flashy 3D designs, promise you world-class infrastructure, and make you feel like you’re buying a piece of Dubai in Ibeju-Lekki.”
So, you’ve finally decided to buy land or a house in Lagos. Congratulations!
You’re about to step into the unpredictable, sometimes dramatic, and always exciting world of Lagos real estate.
If you’re dealing with a real estate company for the first time, you might be wondering: What should I expect?
Well, let me prepare you. Some things will make you smile, some will test your patience, and some will make you wonder if you should have just stayed a tenant forever.
But don’t worry—I’ve got you covered.
1. A Lot of Marketing Hype
The first thing you’ll notice when dealing with real estate companies in Lagos is that they know how to sell a dream.
You’ll hear phrases like:● “Buy now! Price increases tomorrow!”● “Fastest-growing estate in Lagos!”● “C of O is in process” (what does ‘in process’ even mean?)
Marketing is their superpower. They will show you flashy 3D designs, promise you world-class infrastructure, and make you feel like you’re buying a piece of Dubai in Ibeju-Lekki.
While some of these promises are real, some are just sugarcoating.
Always ask questions and verify every claim.
2. Payment Plans That Sound Too Good to Be True.
Many real estate companies offer installment payments. This is great news, especially if you don’t have all the money at once.
However, read the fine print carefully. Some of them will tell you it’s “zero interest” but hide extra charges in other places. Others will offer discounts that only apply if you pay immediately.
Ask about:● Total cost after installments – Don’t just focus on the monthly payment; check how much you’ll pay in the end.
● Hidden fees – Development fees, documentation fees, survey fees—these things add up!
● Penalty for late payment – Some companies charge ridiculous fees if you miss a payment.
3. Titles and Documentation Confusion
Ah, the famous Lagos land titles. This is where many first-time buyers get confused.
A real estate company might tell you they are selling land with “Excision in Progress” or “Gazette Available.” Sounds good, right?
But what does it really mean?Here’s a simple breakdown:
● C of O (Certificate of Occupancy) – The safest and strongest title. If your land has this, you can sleep well at night.
● Governor’s Consent – Almost as good as a C of O. It means the government has approved the transaction.
● Excision – The government has released the land to the community, but it’s not yet fully documented.
● Gazette – A record showing that the land is excised. It’s a step in the right direction but still needs further documentation. If a company cannot clearly explain the land title to you, be careful.
Always verify with a property lawyer.4. Site Inspections:
What You See vs. What You Get
When a real estate company invites you for a site inspection, prepare yourself mentally. Some estates look perfect on flyers but appear very different in real life.
You might find that:
● The roads are not as smooth as they looked in the advert.
● The estate gate is just a wooden plank.
● The “five minutes from the express” location is actually 15 minutes by Okada on a bumpy road.
Always visit the site before paying. Don’t buy land based on just pictures or drone shots. And if the company refuses to take you for an inspection, that’s a red flag.
5. Sweet-Talking Sales Agents
Sales agents are some of the friendliest people you will ever meet.
They will call you “boss,” “madam,” and sometimes even “our landowner.” Their job is to make you feel like this is the best decision of your life.
But remember, their goal is to close a sale.A few things to note:
● Don’t let pressure make you rush into buying.
● Ask them direct questions—if they dodge, be cautious.● Verify all information from a second source.
6. Delays in Allocation
Many real estate companies in Lagos sell land that is yet to be fully developed.
If you’re buying into an estate that promises allocation at a later date, be prepared for possible delays.
Some people wait months or even years before getting their plots.
To avoid frustration:● Ask for a timeline for allocation.
● Find out if other buyers have already received their plots.
● Get everything documented in writing.
7. Development Fees and Other Surprise Costs
One thing Lagos real estate companies will not always tell you upfront is that buying land is just the first step.
There are other costs, such as:
● Survey Plan Fee – Required to register your land.
● Deed of Assignment Fee – Legal documentation of your ownership.
● Development Levy – To build estate roads, drainage, and electricity.
Before making payments, ask for a breakdown of all charges. If they say, “Don’t worry, we will discuss it later,” don’t believe them.
8. Real vs. Fake Companies
Not all real estate companies in Lagos are legitimate. Some are run by land grabbers (Omo Onile) or individuals looking to scam unsuspecting buyers.
To protect yourself:
● Check if the company is registered with CAC (Corporate Affairs Commission).
● Ask for reviews from past buyers.
● Visit their office—if it’s a small kiosk, be careful.Final Advice for First-Time Buyers
Buying property in Lagos can be rewarding if you do it right.
Here are a few final tips:
1. Do your research – Don’t just take the company’s word for it.
2. Use a lawyer – A real estate lawyer will save you from expensive mistakes.
3. Be patient – Rushing can lead to regret.
4. Keep records – Save every receipt, agreement, and message exchanged.
At the end of the day, Lagos real estate is like Jollof rice—it’s sweet, but if you don’t cook it well, you might end up with something you didn’t bargain for.
If you need help navigating this journey, feel free to reach out.
I’m always ready to help you secure your piece of Lagos without stress.
STOP LOSING MONEY IN LAGOS REAL ESTATE!
Learn How to Protect Your Investment Today.
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Business
USSD Charges: Telcos threaten to withdraw services over banks’ misinformation
“If you do not wish to continue using USSD banking under this new model, you may choose to discontinue use of the USSD channel.”

The telecom operators in Nigeria, including MTN Nigeria, Airtel, Globacom and 9Mobile have threatened to withdraw network support for banks’ Unstructured Supplementary Services Data, USSD.
This follows what they described as gross misinformation of subscribers on the mode of deduction for transaction fees.
USSD, commonly known as ‘bank transfers’, is done through shortcodes on mobile phones.
Yesterday, the banks issued a notice to their customers that the Nigerian Communications Commission (NCC) has directed them to stop deducting charges for USSD transactions directly from customers’ accounts, and that telecoms will now deduct charges from users’ mobile airtime.
The notice from the banks read in part:
“In line with the directive of the Nigerian Communications Commission (NCC), please be informed that effective June 3, 2025, charges for USSD banking services will no longer be deducted from your bank account.
Going forward, these charges will be deducted directly from your mobile airtime balance in accordance with the NCC’s End-User Billing (EUB) model.
“Under this new billing structure, each USSD session will attract a charge of ?6.98 per 120 seconds, which will be billed by your mobile network operator.
“You will receive a consent prompt at the start of each session, and airtime will only be deducted upon your confirmation and availability of the bank to fulfil this service.
“If you do not wish to continue using USSD banking under this new model, you may choose to discontinue use of the USSD channel.”
However, in a swift reaction, the telcos under their umbrella body, the Association of Licensed Telecom Operators of Nigeria, ALTON said the banks’ notice is a gross misinformation deliberately hatched to suit their selfish interests.
Hence they threatened to withdraw network support to the banks’ USSD services.
Chairman of ALTON Engr Gbenga Adebayo told Vanguard: ” I don’t understand why the banks are twisting agreements and distorting information just to favour their selfish interests.
In the first place, the information wasn’t a directive from the NCC but a joint regulatory agreement between the NCC and the Central Bank of Nigeria, CBN witnessed by the telcos and the banks.
The agreement was that if the banks finally cleared all USSD debts owed to the telcos by June 2, 2025, they would be free to migrate to the end-user billing method, so long as the model of migration is transparent and agreed upon by the telcos.
Source: Vanguard
Business
“Only 37% of Nigerian roads are in good condition ” – MAN
The Nigerian government holds the primary responsibility for creating an enabling environment to unlock the manufacturing sector’s potential.

L-R: MD Coleman Wires and Cables industries limited, Mr. George Onafowokan, DG MAN, Mr. Segun Ajayi-Kadir, and Mr. Adetunji Aderinto, founder Zetamind consulting limited at a conference organized by Business Day in Lagos on Thursday.
“Only 37 percent of Nigerian roads are in good condition, which continues to increase production and transportation costs, making Nigerian products less competitive.”
“Segun Ajayi-Kadir, the Director – General of the Manufacturers Association of Nigeria (MAN), gave this statistics during the 2025 Manufacturing Conference organized by BusinessDay in Lagos, with the theme: “Unlocking Nigeria’s Manufacturing Potential: Strategies for Sustainable Growth Amid Economic Turbulence.”
Ajayi-Kadir noted that while recent improvements in infrastructure is commendable, there’s need for investing significantly in critical transport infrastructure — roads, ports, and industrial corridors — to reduce logistics bottlenecks and improve market access.
He stated, “The Nigerian government holds the primary responsibility for creating an enabling environment to unlock the manufacturing sector’s potential.
This requires strategic action across infrastructure, fiscal policy, and regional integration.”
Ajayi-Kadir acknowledged the passage of four tax reform bills aimed at streamlining the tax system and praised the government’s “Nigeria First Policy.”
However, he emphasized the need for swift and effective implementation.
He further recommended making the Nigeria First Policy a binding law, with penalties for violators, to ensure transparency, public awareness, and enforcement.
Ajayi-Kadir further called for establishing structured platforms for regular consultations with manufacturers to align policies with industry needs.
“There is need for setting up systems for timely and relevant export data sharing through embassies, trade attachés, and relevant agencies to help manufacturers access global markets.
Also ensuring consistent and transparent policy-making to boost investor confidence and foster long-term growth.”
The Managing Director of Coleman Wires and Cables Industries Limited, Mr. George Onafowokan, noted that more foreign investors are entering Nigeria to establish businesses despite prevailing economic challenges, even as some local businesses continue to complain about the operating environment.
He urged Nigerian manufacturers to look inward and explore the abundant opportunities within the country to boost their enterprises.
In the same vein, Adetunji Aderinto, founder of Zetamind Consulting Limited and a fellow panelist, remarked that foreign investors often recognize prospects in the Nigerian market that many local manufacturers overlook.
He advised manufacturers to reduce costs through technology adoption and data utilization.
“Some manufacturers shut down operations because they don’t understand what their customers need. They need to increase market share and strengthen their supply chains,” Aderinto added.
The Director -General of the Nigerian Association of Chambers of Commerce, Industry, Mines and Agriculture (NACCIMA), Mr. Olusola Obadimu, called on the Federal Government and the Central Bank of Nigeria (CBN) to take urgent steps to curb inflation.
He also urged state governments to focus more on people-centric development rather than internally generated revenue alone.
The panelists collectively encouraged Nigerians to patronize locally made products and commended the Federal Government’s efforts in promoting the “Buy Nigeria” campaign.
Business
Complete List of Documents You Need to Buy Land in Lagos by Dennis Isong
And if you’re serious about doing it right, reach out to someone who knows the Lagos real estate landscape like the back of his hand. Someone like, well… me.

Always confirm documents from the Lagos State Land Registry and avoid cash-only deals without paperwork.
Buying land in Lagos can be a rewarding move—whether you’re planning to build a home, invest for the future, or start a commercial project.
But while the opportunities are exciting, the process isn’t as straightforward as just paying and getting a receipt.
Lagos, like many parts of Nigeria, has its peculiar legal and property documentation system, and understanding this system can be the difference between owning your land and losing your hard-earned money.
If you’re thinking about land ownership in this dynamic city, then knowing the documents you need to buy land in Lagos is not just helpful—it’s essential.
These documents are your only legal shield in a city where land disputes and multiple claims are far too common.
Let’s break it all down in a way that’s easy to understand.
First Things First: Why Documentation Matters
In Lagos, land ownership is often a maze.
There’s family land, government-acquired land, excised land, and committed land. Many buyers have found themselves entangled in court cases or financial loss simply because they didn’t know what papers to ask for.
Documents give your land transaction structure and legality. Without them, your ownership is shaky at best and fraudulent at worst.
Now let’s walk through the key documents you must check for—and get—before buying land in Lagos.
The Survey Plan
This is the starting point. A survey plan shows the exact location and measurements of the land. It tells you where the land is and how big it is.
More importantly, it helps confirm if the land falls within a government-acquired or committed area.
Government-acquired lands are off-limits unless the land has been officially released (excised).
A verified survey plan will also tell you whether the land has been registered before.
To be on the safe side, always take the survey plan to a registered surveyor or the Lagos State Surveyor General’s office for charting.
That way, you know you’re not buying into trouble.
The Deed of Assignment
when land changes hands—from seller to buyer—a Deed of Assignment is what captures that transfer.
This document states the details of the transaction: who sold it, who bought it, the size of the land, the location, and the terms of sale.
It must also indicate the history of ownership—how the seller came to own the land in the first place.
This document is legally powerful and must be prepared by a property lawyer. After signing, it should be submitted for Governor’s Consent, which we’ll explain shortly.
A Deed of Assignment without proper registration is like buying a car and not transferring the papers—ownership can easily be disputed.
The Certificate of Occupancy (C of O)
Now, this is one of the most talked-about property documents in Lagos.
The Certificate of Occupancy, often called the “C of O,” is proof that the government officially recognizes someone’s right to occupy a piece of land for 99 years.
If a land has a C of O, it means the land has been titled and recognized by the Lagos State Government.
Not all lands have this document, and that doesn’t always mean it’s illegal—but buying land with a valid C of O is the safest route.
It reduces the risk of future government interference and makes getting loans or building approvals easier. However, it’s important to confirm that the C of O truly belongs to the land you’re buying. Cross-check with the Ministry of Lands to be sure.
The Governor’s Consent
This one often confuses people. If a land already has a C of O and is being sold to someone else, the new buyer must obtain the Governor’s Consent.
Why? Because under Nigerian land law, no land transaction is considered fully legal without the consent of the Governor of the state.
The Governor’s Consent is not a casual formality—it’s a legal requirement. Without it, the sale remains incomplete in the eyes of the law. It’s part of what turns your Deed of Assignment into a fully recognized document.
The Gazette
Now, not all lands in Lagos are initially free from government acquisition. Some are acquired by the government but later released to the original landowners—often communities—through a formal process.
When this happens, the release is published in an official record called a Gazette.
A Gazette shows that the land has been excised, meaning it is no longer under government acquisition and can now be owned and sold legally. If the land you’re planning to buy falls under this category, ask for the Gazette and verify it.
Buying land with a valid Gazette is better than buying land with nothing at all, but still not as solid as a C of O.
The Receipt
Yes, it sounds basic, but the purchase receipt is also important. It shows that money has exchanged hands and helps to track the financial side of the transaction.
It includes the date of purchase, the amount paid, the names of both parties, and the description of the land.
While a receipt alone doesn’t mean you now own land, it complements your other documents—especially the Deed of Assignment.
The Contract of Sale
This is sometimes prepared before the Deed of Assignment. It outlines the agreement between both parties before the land is officially transferred. Think of it as a promise-to-sell document.
It usually spells out payment terms (e.g., installments), timelines, and other conditions of the sale.
It’s useful in cases where payment is staggered over time or where the buyer needs a few months to perfect documents.
However, it is not a substitute for the Deed of Assignment.
Family or Community Consent (if it’s family land)
If you’re buying land from a family or community—which is still common in Lagos—you must get the consent of all principal family members or the land-owning community heads.
This is very important. If just one person signs and others later disagree, your ownership could be challenged.
Many people have found themselves battling “omo onile” (land touts or family claimants) simply because they didn’t get proper family or community consent.
Ensure a family resolution or legal confirmation is obtained.
Government Allocation Letter (for government schemes)
If you’re buying land from a government housing scheme or state-owned development, you’ll receive a Government Allocation Letter. This letter assigns the land to you and states the terms under which you can occupy it.
This letter usually comes before the C of O is issued, and it’s your first legal evidence of land allocation.
It is very common in places like Lekki and other government-developed areas in Lagos.
Conclusion: Don’t Just Buy Land—Buy Peace of Mind
Buying land in Lagos is a serious investment. And while the market is full of promises, it’s also full of pitfalls. Knowing the documents you need to buy land in Lagos can help you avoid heartache and financial loss.
Whether you’re buying land with a C of O, a Gazette, or through a Deed of Assignment, make sure everything is checked, verified, and registered properly.
Don’t just depend on what the seller says. Involve professionals—real estate lawyers, surveyors, and agents who understand Lagos terrain.
Always confirm documents from the Lagos State Land Registry and avoid cash-only deals without paperwork.
The right documents protect your ownership today and into the future.
If you’re ever in doubt, ask questions.
And if you’re serious about doing it right, reach out to someone who knows the Lagos real estate landscape like the back of his hand. Someone like, well… me.
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