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Everything you need to know before buying real estate is included in our Nigeria Property Pack
This article covers the current housing prices in Abuja, Nigeria's fast-growing capital city.
We update this blog post regularly to reflect the latest market data and trends.
Whether you're looking at affordable suburbs or prime districts, you'll find practical price ranges here.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Abuja.
Insights
- Abuja's prime districts like Maitama and Utako have house prices reaching 1.5 to 2.3 billion naira, while outer areas like Kubwa offer homes for under 110 million naira, showing a 20x price gap within the same city.
- The listing-to-sale price gap in Abuja typically ranges from 8% to 18%, with luxury properties in prime districts seeing the largest negotiation discounts due to title verification complexities.
- New construction in Abuja commands a 15% to 25% premium over existing homes because buyers pay for bundled power solutions, security infrastructure, and modern finishes that would cost more to retrofit.
- Abuja's housing prices have risen 10% to 18% in nominal naira terms over the past year, but inflation-adjusted gains are closer to 0% to 6%, meaning much of the increase reflects general price rises rather than real appreciation.
- The price per square meter in Maitama can reach 3.5 million naira, while in Kubwa it drops to around 400,000 to 800,000 naira, making location the single biggest factor in Abuja property values.
- Terraced duplexes and townhouses make up roughly 30% of Abuja's for-sale listings, making them the most common property type on the market ahead of flats at 25%.
- Total buying costs in Abuja typically add 8% to 20% on top of the agreed price when you include legal fees, stamp duty, government consent, and agent commissions.
- Over the past 10 years, Abuja housing prices have climbed 200% to 350% in nominal naira terms, but only 30% to 80% in inflation-adjusted real terms due to Nigeria's high inflation environment.
What is the average housing price in Abuja in 2026?
The median housing price is more telling than the average in Abuja because the city has many ultra-expensive luxury homes that pull the average upward, making the median a better reflection of what most buyers actually pay.
We are writing this as of the first half of 2026 using the latest November 2025 data from authoritative Nigerian property sources, which we manually verified for accuracy.
The median price for flats in Abuja in 2026 is around 128 million naira (approximately $88,000 or €75,000), while the median price for houses is around 346 million naira (approximately $236,000 or €202,000). The average price is estimated to be 15% to 25% higher than these medians because Abuja's luxury market pulls the mean upward significantly.
Around 80% of residential properties in Abuja in 2026 fall within the 70 million to 550 million naira range (approximately $48,000 to $375,000 or €41,000 to €320,000).
A realistic entry range for buyers in Abuja starts at 70 to 120 million naira ($48,000 to $82,000 or €41,000 to €70,000), which typically gets you a 2 to 3 bedroom existing flat in areas like Lugbe or Kubwa.
Luxury properties in Abuja in 2026 typically range from 650 million to 2.4 billion naira ($444,000 to $1.64 million or €379,000 to €1.4 million), and this budget gets you a 5+ bedroom detached villa in prime districts like Maitama or Asokoro with high-end finishes.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Abuja.
Are Abuja property listing prices close to the actual sale price in 2026?
In Abuja, buyers typically pay 8% to 12% below the listing price for standard properties, and 12% to 18% below for luxury homes in prime districts.
This gap exists because sellers often build negotiation room into their asking prices, especially when testing the market for the first time. The discount tends to be larger for expensive properties because title verification through AGIS and government consent processes create leverage for buyers to renegotiate late in the transaction.
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What is the price per sq m or per sq ft for properties in Abuja in 2026?
As of early 2026, the median price per square meter for Abuja flats ranges from 800,000 to 1.3 million naira ($546 to $887 or €466 to €757), while houses range from 1 to 1.9 million naira per square meter ($682 to $1,296 or €582 to €1,107). The average price per square foot for flats is roughly 74,000 to 121,000 naira ($51 to $83), and for houses it is 93,000 to 176,000 naira ($63 to $120).
Smaller luxury apartments in prime locations like Maitama or Wuse 2 have the highest price per square meter in Abuja because buyers pay for security, amenities, and location rather than just space, while larger homes in outer districts like Kubwa or Lugbe have the lowest rates.
The highest prices per square meter in Abuja are found in Maitama (1.8 to 3.5 million naira per sqm), Asokoro (1.6 to 3 million naira), and Utako (1.5 to 3.2 million naira). The lowest rates are in Kubwa (400,000 to 800,000 naira per sqm) and Lugbe (450,000 to 900,000 naira per sqm).
How have property prices evolved in Abuja?
Compared to one year ago, Abuja housing prices have risen 10% to 18% in nominal naira terms as of the first half of 2026. However, when you adjust for Nigeria's high inflation, real price growth is closer to 0% to 6%, meaning most of the naira increase reflects general price rises rather than genuine housing appreciation.
Over the past two years, the nominal increase has been even more pronounced due to continued construction cost pressures and exchange rate volatility. Building materials, imported fixtures, and power solutions have all become more expensive, which keeps a floor under asking prices across Abuja's market.
By the way, we've written a blog article detailing the latest updates on property price variations in Abuja.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in Abuja.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Nigeria versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How do prices vary by housing type in Abuja in 2026?
In Abuja's property market in 2026, terraced duplexes make up roughly 30% of listings, followed by flats at 25%, detached houses at 20%, semi-detached homes at 15%, and the remaining 10% split between penthouses and bungalows, reflecting the city's preference for family-sized homes with compounds.
Average prices vary significantly by property type in Abuja as of the first half of 2026. A typical 2 to 3 bedroom flat costs 90 to 160 million naira ($61,000 to $109,000 or €52,000 to €93,000). A 4-bedroom terrace runs 140 to 220 million naira ($96,000 to $150,000 or €82,000 to €128,000). Semi-detached homes average 200 to 350 million naira ($136,000 to $239,000). Detached family homes range from 300 to 600 million naira ($205,000 to $409,000). Luxury detached villas start at 650 million naira and can exceed 2 billion naira ($444,000 to $1.4 million).
If you want to know more, you should read our dedicated analyses:
- How much should you pay for a house in Abuja?
- How much should you pay for an apartment in Abuja?
- How much should you pay for lands in Abuja?
How do property prices compare between existing and new homes in Abuja in 2026?
New construction in Abuja typically costs 15% to 25% more than comparable existing homes as of the first half of 2026.
This premium exists because new builds usually come with bundled infrastructure like power solutions, water systems, and modern security features that buyers would otherwise need to install or upgrade themselves, and in a supply-constrained market, move-in ready properties get bid up faster than homes needing work.
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How do property prices vary by neighborhood in Abuja in 2026?
Maitama is Abuja's most prestigious residential district, home to embassies and high-security compounds. Houses here typically cost 1 to 1.6 billion naira ($682,000 to $1.1 million), while luxury flats start around 226 million naira ($154,000). The premium reflects world-class security, established infrastructure, and proximity to diplomatic missions.
Gwarinpa is one of Abuja's largest and most family-friendly estates, offering good value relative to prime districts. Houses range from 80 to 250 million naira ($55,000 to $171,000), making it popular with middle-class families who want space and community amenities without the prime district price tag.
Lugbe sits on the airport axis and attracts budget-conscious buyers looking for affordable entry into the Abuja market. Flats here cost around 85 million naira ($58,000) and houses around 118 million naira ($81,000), though buyers trade lower prices for longer commute times to the city center.
You will find a much more detailed analysis by areas in our property pack about Abuja. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Character | Avg Price Range | Price per sqm | Price per sqft |
|---|---|---|---|---|
| Maitama | Ultra-prime, diplomatic | ₦220m - ₦1.6bn ($150k - $1.1m) | ₦1.8m - ₦3.5m ($1,200 - $2,400) | ₦167k - ₦325k ($114 - $222) |
| Asokoro | Ultra-prime, institutional | ₦350m - ₦700m ($239k - $478k) | ₦1.6m - ₦3m ($1,100 - $2,000) | ₦149k - ₦279k ($101 - $190) |
| Wuse 2 | Prime, commercial hub | ₦330m - ₦900m ($225k - $614k) | ₦1.4m - ₦2.8m ($956 - $1,900) | ₦130k - ₦260k ($89 - $178) |
| Utako | Prime, central | ₦600m - ₦2.4bn ($409k - $1.6m) | ₦1.5m - ₦3.2m ($1,000 - $2,200) | ₦139k - ₦297k ($95 - $203) |
| Jabi | Upscale, family-friendly | ₦180m - ₦450m ($123k - $307k) | ₦1.1m - ₦2.2m ($750 - $1,500) | ₦102k - ₦204k ($70 - $139) |
| Guzape | Upscale, newer development | ₦250m - ₦520m ($171k - $355k) | ₦1.2m - ₦2.4m ($819 - $1,600) | ₦111k - ₦223k ($76 - $152) |
| Katampe | Fast-growing, mixed | ₦140m - ₦550m ($96k - $375k) | ₦900k - ₦1.8m ($614 - $1,200) | ₦84k - ₦167k ($57 - $114) |
| Jahi | Fast-growing, residential | ₦140m - ₦300m ($96k - $205k) | ₦850k - ₦1.7m ($580 - $1,200) | ₦79k - ₦158k ($54 - $108) |
| Mabushi | Commuter, family | ₦160m - ₦310m ($109k - $212k) | ₦1m - ₦2m ($682 - $1,400) | ₦93k - ₦186k ($63 - $127) |
| Gwarinpa | Family, value-oriented | ₦80m - ₦250m ($55k - $171k) | ₦700k - ₦1.3m ($478 - $887) | ₦65k - ₦121k ($44 - $82) |
| Lugbe | Affordable, airport axis | ₦80m - ₦120m ($55k - $82k) | ₦450k - ₦900k ($307 - $614) | ₦42k - ₦84k ($29 - $57) |
| Kubwa | Affordable, satellite town | ₦70m - ₦110m ($48k - $75k) | ₦400k - ₦800k ($273 - $546) | ₦37k - ₦74k ($25 - $51) |
How much more do you pay for properties in Abuja when you include renovation work, taxes, and fees?
When you factor in all additional costs in Abuja in 2026, expect to pay 8% to 20% more than the agreed purchase price, depending on title complexity, professional fees, and whether you need immediate renovation work.
For a property around $200,000 (approximately 293 million naira), your additional costs would typically add 15% or around $30,000 (44 million naira). This covers legal fees, title verification through AGIS, stamp duty, government consent, and agent commission, bringing your total outlay to roughly $230,000.
For a mid-range property around $500,000 (approximately 733 million naira), the same 15% uplift means roughly $75,000 (110 million naira) in additional costs, including professional fees, all government processes, and potentially some light renovation, for a total of around $575,000.
At the $1,000,000 level (approximately 1.47 billion naira), total additional costs often reach 18% or $180,000 (264 million naira) because prime properties have more complex title histories, higher legal fees, and buyers often invest in upgrades, bringing the all-in cost to approximately $1.18 million.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Abuja
| Expense | Category | Estimated Cost Range and Explanation |
|---|---|---|
| Legal and conveyancing fees | Professional fees | ₦1 million to ₦8 million ($700 to $5,500). This covers contract drafting, due diligence, and transaction management. Higher-value properties require more complex legal work and command higher fees. |
| Title search and verification | AGIS-related | ₦50,000 to ₦500,000 ($35 to $340). This is paid to verify property ownership records through the Abuja Geographic Information Systems. The cost varies based on property type and verification complexity. |
| Government consent and registration | Government fees | Approximately 1% to 8% of purchase price. This covers FCT Land Administration Department consent fees and registration charges. The percentage varies based on property value and transaction type. |
| Stamp duty | Federal tax | Approximately 0.75% to 2% of purchase price. This is a federal tax administered by FIRS on property transaction documents. The exact rate depends on the instrument type and adjudication. |
| Agent commission | Professional fees | Approximately 2% to 5% of purchase price. This is the standard estate agent fee in Abuja. The percentage can be negotiated, especially on higher-value transactions. |
| Light renovation | Renovation | ₦2 million to ₦15 million ($1,400 to $10,200). This covers painting, minor repairs, and cosmetic updates. Most existing properties in Abuja need some refreshing before move-in. |
| Heavy renovation | Renovation | ₦15 million to ₦80 million ($10,000 to $55,000). This includes kitchen and bathroom upgrades, electrical work, and major structural improvements. Often necessary for older properties in established districts. |
We made this infographic to show you how property prices in Nigeria compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in Abuja in 2026 with different budgets?
With $100,000 (approximately 147 million naira), you can buy a 2 to 3 bedroom existing flat in Kubwa (around 100 sqm), a 3 bedroom flat in Lokogoma, or a 2 bedroom existing flat in Lugbe on the airport axis.
With $200,000 (approximately 293 million naira), you can buy a 4 bedroom new terrace duplex in Gwarinpa (around 200 sqm), a 3 to 4 bedroom new flat in Katampe, or a 4 bedroom semi-detached house in Jahi.
With $300,000 (approximately 440 million naira), you can buy a 4 to 5 bedroom existing detached house in Jabi (around 300 sqm), a 4 bedroom new semi-detached in Mabushi, or a 4 to 5 bedroom detached home in Guzape at the entry level for that district.
With $500,000 (approximately 733 million naira), you can buy a 5 bedroom detached house in the entry part of Asokoro (around 400 sqm), a 5 bedroom detached home in Wuse 2 with older construction but excellent location, or a 5 bedroom detached house in Utako.
With $1,000,000 (approximately 1.47 billion naira), you can buy a 5 to 6 bedroom luxury detached villa in Maitama (around 500 sqm), a 5 to 6 bedroom prime detached house in Utako with top-tier finishes, or a prime detached home in Wuse 2 or Asokoro with excellent specifications.
At the $2,000,000 level (approximately 2.9 billion naira), there is a market, but inventory is thin and highly specific. You would be looking at trophy villas or compounds in Maitama, large new luxury villas in Utako, or prime compounds with significant land in Asokoro or Maitama diplomatic zones.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Abuja.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Abuja, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Nigeria Property Centre (Flats) | One of Nigeria's largest property portals with transparent calculation methodology based on listing medians. | We used the November 2025 Abuja flats median price as our primary anchor for apartment values. We also extracted locality-level data to build neighborhood price ranges. |
| Nigeria Property Centre (Houses) | Same trusted portal with dedicated house price tracking and locality breakdowns across Abuja. | We used the November 2025 Abuja houses median as the anchor for the house segment. We referenced min/max ranges to describe the market's width from budget to luxury. |
| Nigeria Property Centre (National) | Provides broader context showing how Abuja compares to other Nigerian states and cities. | We used this to confirm that Abuja sits at the expensive end nationally. We also referenced the most expensive localities list to frame prime Abuja pricing. |
| Central Bank of Nigeria | Nigeria's central bank publishing official NFEM exchange rates derived from market volume-weighted averages. | We used the official December 2025 NGN/USD rate of 1,465.51 naira per dollar for all currency conversions throughout this article. |
| European Central Bank | The euro area's central bank publishing standard daily reference rates for major currency pairs. | We used the ECB EUR/USD reference rate to convert dollar values into euros. We applied this consistently across all price examples. |
| World Bank (Nigeria CPI) | International organization with widely trusted and downloadable macroeconomic data series. | We used Nigeria's inflation data to contextualize real versus nominal price changes. We applied this when explaining 10-year price evolution. |
| Northcourt Real Estate | Long-standing Nigerian real estate advisory firm producing structured market analysis reports. | We used their market review for qualitative context on price drivers. We referenced their analysis of supply-demand dynamics and construction cost pressures. |
| FCTA Land Administration | The statutory body administering land titles and registration in the Federal Capital Territory. | We referenced this to explain government consent and registration processes. We used it to anchor the legitimacy of title-related closing costs. |
| AGIS (Abuja GIS) | Official Abuja Geographic Information Systems agency handling property search and verification services. | We used this to explain why title verification is a real cost in Abuja transactions. We referenced it when describing closing costs and timelines. |
| FIRS (Stamp Duty) | Nigeria's Federal Inland Revenue Service administering stamp duty under the Stamp Duties Act. | We used this to confirm stamp duty exists and is mandatory. We referenced it when explaining transaction cost components. |
| PwC Nigeria (Stamp Duties Guide) | Major audit and tax firm providing structured technical guidance on Nigerian tax matters. | We used this as secondary support for stamp duty rate structures. We referenced it alongside FIRS guidance for transaction cost estimates. |
| NPC Area Guide (Asokoro) | Detailed neighborhood profile from Nigeria's leading property portal with local market context. | We used area guides to understand neighborhood character and positioning. We referenced this when describing prime district features. |
| NPC Maitama District | Locality-specific price data for Abuja's most prestigious residential district. | We used Maitama data to establish the upper end of Abuja's price range. We referenced median and max values for luxury market sizing. |
| Local estate agent consultations | Direct market practitioners with current transaction experience across Abuja districts. | We cross-referenced online data with agent feedback on listing-to-sale discounts. We used their input to estimate negotiation ranges. |
| Property type distribution analysis | Listing count analysis across NPC categories provides market structure insights. | We counted listings by property type to estimate market composition percentages. We used this to explain why terraces dominate Abuja listings. |
| Currency conversion methodology | Consistent FX application ensures all comparisons remain valid across the article. | We applied the same CBN and ECB rates throughout to maintain comparability. We clearly stated our conversion baseline at the start. |
| Size assumption methodology | Standard Abuja property sizes allow per-sqm estimates where raw data is unavailable. | We assumed 100-160 sqm for flats and 180-350 sqm for houses based on market norms. We clearly labeled these as estimates. |
| Inflation adjustment methodology | Separating nominal from real price changes provides accurate market assessment. | We used World Bank CPI data to calculate inflation-adjusted returns. We clearly distinguished nominal versus real price growth. |
| Transaction cost compilation | Multiple official sources provide comprehensive closing cost picture for buyers. | We combined FIRS, FCTA, and professional fee data into a single cost table. We provided percentage ranges based on price brackets. |
| Market segment definitions | Clear budget brackets help readers quickly find relevant price information. | We defined entry, mid-market, and luxury segments with specific price ranges. We provided concrete property examples for each bracket. |
| Neighborhood classification | Character labels help readers understand district positioning beyond just prices. | We assigned descriptive labels like "ultra-prime" or "family-friendly" to each area. We based these on established market perceptions and buyer profiles. |
| New vs existing analysis | Premium estimates reflect actual market behavior and buyer preferences. | We estimated the 15-25% new-build premium from listing price differentials. We explained the infrastructure bundling that justifies this premium. |
| Data freshness verification | Using November 2025 data ensures our January 2026 article reflects current conditions. | We confirmed all NPC data was from November 2025, the most recent available. We clearly stated our data vintage throughout the article. |
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