Can foreigners buy and own land in Kano? (January 2026)

Buying land in Kano as a foreigner is possible, but the rules are very different from what you might expect in Europe or North America.

We constantly update this blog post to reflect the latest regulations and market conditions in Kano.

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 Kano.

Who is the author of this content?

THE AFRICANVESTOR

A team specialized in real estate investing in African countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Kano. If you’d like to learn more about us, you can check our presentation page.

Can a foreigner legally own land in Kano right now?

Can foreigners own land in Kano in 2026?

As of early 2026, foreigners can legally acquire land in Kano, but what you receive is a "right of occupancy" rather than freehold ownership because Nigeria's Land Use Act vests all land in the state governor to hold in trust for the people.

There is no outright ban on foreigners buying property in Kano, but the key restriction is conceptual: you are purchasing an interest in land (typically evidenced by a Certificate of Occupancy), not absolute title, and every transfer requires Governor's Consent to be legally enforceable.

The closest legal alternative to freehold ownership in Kano is a properly documented Right of Occupancy combined with a registered Deed of Assignment and Governor's Consent, which together function as the practical equivalent of ownership for residential purposes.

Kano does not maintain a published list of nationalities that are treated differently, so your main challenge as a foreigner is navigating the process-based requirements (title verification, consent, registration) rather than any passport-specific prohibition.

Can I own a house but not the land in Kano in 2026?

As of early 2026, Nigeria's legal framework already operates on the principle that you own the building while holding an occupancy right over the land, so this structure is actually the norm rather than an exception in Kano.

When you purchase property in Kano, you receive documentation of your right of occupancy (often strengthened by a Certificate of Occupancy) that covers both the structure and your interest in the underlying land for the term specified.

If you hold a statutory right of occupancy and it expires, you can typically apply for renewal or re-grant through the Kano State Ministry of Lands, though renewal is an administrative process rather than an automatic right, so your original documents should clearly spell out the terms.

We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Nigeria. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.

Do rules differ by region or city for land ownership in Kano right now?

The core definition of land rights in Kano follows the federal Land Use Act, but the procedures, fee schedules, and enforcement strictness vary significantly depending on whether you are buying in a formal layout area like Nassarawa GRA versus a less regulated neighborhood.

Areas under KNUPDA (Kano State Urban Planning and Development Authority) planning control, such as Hotoro GRA, Railway Estate, and Badawa Layout, have stricter documentation requirements, while properties in emerging areas like Farawa or Dakatsalle may have less formal registration histories.

These regional differences exist because Kano State has its own land administration fees and the strictness of enforcement depends heavily on local government areas and whether the property falls within a government-approved layout.

We cover a lot of different regions and cities in our pack about the property market in Kano.

Can I buy land in Kano through marriage to a local in 2026?

As of early 2026, marriage to a Nigerian citizen does not grant you automatic land ownership rights in Kano because the legal nature of land tenure remains the same regardless of your marital status.

If you choose to buy through your Nigerian spouse, you should have a formal written agreement that documents your financial contribution and beneficial ownership interest, ideally drafted by a lawyer familiar with Kano property law.

In the event of divorce, your interest in land titled solely in your spouse's name can become extremely difficult to recover, which is why many foreign spouses insist on having their name on the registered documents or a clear trust arrangement.

There is a lot of mistakes you can make, we cover 99% of them in our list of risks and pitfalls people face when buying property in Kano.

We have made this infographic to give you a quick and clear snapshot of the property market in Nigeria. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.

What eligibility and status do I need to buy land in Kano?

Do I need residency to buy land in Kano in 2026?

As of early 2026, you do not need Nigerian residency to purchase land in Kano, but you must satisfy identification requirements and anti-fraud checks demanded by lawyers, banks, and land offices.

There is no specific visa type required to complete a land transaction in Kano, though having valid entry documentation makes the process smoother when you need to appear at government offices or sign documents in person.

Remote purchases are legally possible in Kano, and many foreign buyers use a Power of Attorney so a trusted lawyer or agent can sign documents and submit filings on their behalf while they remain overseas.

Do I need a local tax number to buy lands in Kano?

In practice, you should expect to need a Nigerian Tax Identification Number (TIN) at some point during the property purchase process in Kano, especially for stamp duty compliance and formal receipt generation.

Obtaining a TIN as a foreigner in Nigeria typically takes a few days to a couple of weeks through the Federal Inland Revenue Service, and you will need to provide identification documents and sometimes proof of address or business purpose.

While not always legally mandatory for the purchase itself, opening a local bank account in Kano makes the transaction significantly smoother because it creates a traceable payment trail and simplifies the documentation process.

Is there a minimum investment to buy land in Kano as of 2026?

As of early 2026, Kano State does not impose a published minimum investment threshold for foreigners purchasing residential land, so your effective minimum is simply the property price plus taxes, fees, and registration costs.

Entry-level land in emerging areas like Jaba, Farawa, or Dakatsalle can start from around 1.5 million naira (approximately 900 USD or 850 EUR at current rates), while premium plots in Nassarawa GRA or Railway Estate can exceed 50 million naira (around 30,000 USD or 28,000 EUR).

Are there restricted zones foreigners can't buy in Kano?

Kano's practical restrictions for foreigners typically appear as planning and layout constraints rather than a simple "foreigner prohibited" map, with the main red flags being properties near military installations, government security facilities, or strategic infrastructure.

Specific types of restricted zones in Kano include areas around Bukavu Army Barracks, Nigerian Air Force base locations, and properties within certain government reserved corridors where additional scrutiny or outright prohibition may apply.

To verify whether a specific plot falls within a restricted zone in Kano, you should commission a title search through the Kano State Ministry of Lands and have your lawyer check with KNUPDA for any planning or security-related encumbrances.

Can foreigners buy agricultural, coastal or border land in Kano right now?

Kano State is landlocked, so coastal restrictions do not apply, and it is not an international border state in the way some other Nigerian states are, but strategic corridor and military vicinity properties still face higher scrutiny.

Foreigners can technically acquire interests in agricultural land in Kano, but practical barriers are significantly higher due to customary claims, family land complexities, boundary disputes, and the need for conversion permissions if you ever want residential use.

There are no special coastal land restrictions in Kano since the state has no coastline, which simplifies one dimension of the purchase process compared to states like Lagos or Rivers.

For land near any security-sensitive locations or areas that might be considered strategic, you should always verify with your lawyer whether any special clearances or prohibitions apply before proceeding with a purchase.

What are the safest legal structures to control land in Kano?

Is a long-term lease equivalent to ownership in Kano right now?

For most practical purposes in Kano, a properly documented and registered long-term lease (typically up to 99 years for statutory rights of occupancy) functions almost identically to ownership, with the critical point being that your enforceability comes from paperwork and registration, not just the number of years promised.

The maximum lease length commonly available to foreigners in Kano is 99 years, and Kano's own fee and procedure documents explicitly contemplate re-grant and renewal pathways, signaling that extension is possible through administrative processes.

Foreigners holding properly registered lease rights in Kano can legally sell, transfer, or bequeath those rights, but every transfer requires Governor's Consent and proper registration to be enforceable, so clean documentation is essential for future liquidity.

Can I buy land in Kano via a local company?

Buying through a Nigerian-registered company is one of the cleanest structures for foreigners in Kano because companies can hold statutory rights of occupancy similar to individual Nigerian citizens, and this is the approach the NIPC's own guidance steers foreign investors toward.

There is no mandatory Nigerian shareholding requirement for a company to hold land in Kano, so you can incorporate a 100% foreign-owned Nigerian company through the Corporate Affairs Commission and purchase property in the company's name with proper documentation and Governor's Consent.

What "grey-area" ownership setups get foreigners in trouble in Kano?

Grey-area ownership arrangements are quite common among foreigners in Kano, often because buyers want to save on costs or time, but these shortcuts frequently create legal nightmares when disputes arise or you try to sell.

The most common grey-area structures in Kano include nominee ownership (paying while title sits in a Nigerian's personal name), buying "family land" without full family consent, holding unregistered or unstamped documents, and skipping Governor's Consent with the assumption you will "do it later."

If authorities or courts discover you are using an illegal ownership structure in Kano, consequences can range from your documents being inadmissible in court to outright loss of the property, so the short-term savings rarely justify the long-term risk.

By the way, you can avoid most of these bad surprises if you go through our pack covering the property buying process in Kano.

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 does the land purchase process work in Kano, step-by-step?

What are the exact steps to buy land in Kano right now?

The step-by-step process for foreigners buying land in Kano typically involves: hiring a Kano-based property lawyer, conducting seller verification and title search at the Ministry of Lands, commissioning an independent survey, signing a Sale Agreement with appropriate conditions, paying stamp duties and statutory fees, processing Governor's Consent, and finally collecting your registered instruments.

A realistic timeline for the entire land purchase process in Kano is 8 to 20 weeks for a clean transaction with a cooperative seller, though properties requiring title regularization or re-grant processing can take significantly longer.

Key documents you will sign during a Kano land purchase include the Sale Agreement, Deed of Assignment (or Deed of Sublease), Power of Attorney if buying remotely, survey-related documents and charting confirmations, and consent/registration application forms.

What scams are common when it comes to buying land in Kano right now?

What scams target foreign land buyers in Kano right now?

Scams targeting foreign buyers are unfortunately prevalent in Kano's property market because the combination of unfamiliar processes, language barriers, and eagerness to close deals creates prime conditions for fraud.

The most common scam types in Kano include "double sales" where the same plot is sold to multiple buyers, fake or altered Certificate of Occupancy documents, "omo-onile" style sudden community or family fees after you have paid, boundary tricks where the seller shows you one plot but documents describe another, and distressed-title flipping where disputed property is marketed as an urgent sale.

Top warning signs that a Kano land deal may be fraudulent include pressure to pay quickly before you can verify documents, a seller who cannot produce original title documents, prices dramatically below market rate, and reluctance to allow an independent title search.

If you fall victim to a land scam in Kano, legal recourse exists through the Nigerian court system, but enforcement is slow and expensive, which is why prevention through proper due diligence is far more effective than trying to recover losses afterward.

We cover all these things in length in our pack about the property market in Kano.

How do I verify the seller is legit in Kano right now?

The best method to verify seller legitimacy in Kano is to run three parallel checks: identity verification matching government ID to all documents and bank accounts, authority verification ensuring the right family members or entities have consented if it is family land, and registry verification through the Kano land administration pathway confirming the interest exists and is transferable.

To confirm a land title is clean in Kano, you should commission a formal title search through a lawyer or directly at the Kano State Ministry of Lands, looking for a complete instrument chain and confirmation that the property can obtain consent and registration.

Checking for existing liens or mortgages in Kano requires your lawyer to search registry records for encumbrances, verify whether the seller has used the property as collateral, and confirm no outstanding charges would block consent or registration.

The most essential professional for verifying seller legitimacy in Kano is a property lawyer with specific experience in Kano State transactions, as they can navigate the local registry system and spot documentation red flags that agents might miss.

How do I confirm land boundaries in Kano right now?

The standard procedure for confirming land boundaries in Kano is to commission an independent licensed surveyor to physically verify beacons and boundaries on the ground, rather than relying solely on the seller's sketch or verbal description.

Official documents you should review for boundary verification in Kano include the survey plan attached to the Certificate of Occupancy, cadastral records at the Kano State Ministry of Lands, and any charting confirmation documents from the registration process.

Hiring a licensed surveyor is strongly recommended (and often practically required) for any Kano land purchase because the cadastral and charting steps referenced in Kano's official procedures depend on accurate survey data to proceed.

Common boundary problems foreign buyers encounter in Kano include beacons that have been moved or removed, overlapping claims from adjacent landowners, and survey plans that do not match what is actually on the ground, all of which become expensive to resolve after you have already paid.

What will it cost me, all-in, to buy and hold land in Kano?

What purchase taxes and fees apply in Kano as of 2026?

As of early 2026, the total purchase taxes and fees for land transactions in Kano typically range from 5% to 8% of the purchase price if you exclude agent commission, climbing to 8% to 12% when you include a typical agent fee, stamp duties, registration charges, and consent processing costs.

The typical closing cost percentage range for land purchases in Kano is 8% to 12% all-in, which includes stamp duty (processed through FIRS channels), Kano State land administration fees, survey and cadastral deposits, and consent and registration costs.

Main individual fees that make up Kano closing costs include stamp duty on the transaction (administered federally), Kano Ministry processing fees (ranging from tens of thousands to hundreds of thousands of naira depending on property value), survey and charting fees, and Governor's Consent charges.

There is no published "foreigner surcharge" in Kano's official fee schedules, so the taxes and fees are nominally the same for foreign and local buyers, though foreigners often pay more in practice due to additional verification steps and professional fees.

What hidden fees surprise foreigners in Kano most often?

Hidden or unexpected fees that surprise foreign buyers in Kano typically add 2% to 5% on top of what they originally budgeted, pushing total costs from an expected 8% into the 12% to 15% range in complicated transactions.

The top hidden fees foreigners overlook in Kano include title regularization costs when the seller's documents are not as "final" as advertised (which can add hundreds of thousands of naira), extra survey and cadastral work when boundaries do not match the story, unexpected "community" or "family" payments that appear late, and the annual Land Use Charge that creates ongoing holding costs.

These hidden fees typically appear at two stages: during due diligence when you discover the title needs more work than expected, and after closing when you receive your first Land Use Charge assessment or encounter previously undisclosed encumbrances.

Foreign buyers can best protect themselves from unexpected fees in Kano by insisting on a comprehensive title search before signing any binding agreement, budgeting an extra 3% to 5% contingency, and having their lawyer itemize every possible fee scenario in writing before the transaction proceeds.

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 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 Kano, 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's Land Use Act (UNEP/LEAP)	It's the core federal law defining land ownership across Nigeria.	We used it to explain that land is held by the state and buyers receive rights of occupancy. We also used it for the Governor's Consent rule on transfers.
Kano State Ministry Procedures and Fees	It's an official Kano State document on land administration.	We used it to list the concrete steps and typical fees buyers see. We also used it to inform all-in cost estimates with Kano-specific evidence.
KNUPDA (Kano Planning Authority)	It's the official planning authority website for Kano State.	We used it to identify the planning body for layouts and development control. We used it to make restricted zones information Kano-realistic.
NIPC Investment Guide (Land)	It's the federal investment agency's guidance on foreign land access.	We used it to explain the company route foreigners commonly use. We used it to flag where practice and legal interpretation can diverge.
FIRS Stamp Duty Portal	It's the official federal portal for stamp duty compliance.	We used it to anchor stamp duty as a real compliance step. We used it to direct readers to verify current payment requirements.
CAC Company Registration Portal	It's the official federal portal for registering Nigerian companies.	We used it to describe practical steps for the company ownership structure. We used it to keep the advice actionable.
Kano Land Use Charge Law	It's an official Kano State law defining annual property charges.	We used it to explain ongoing holding costs. We used it to highlight Kano's recurring charges structure.
Daily Trust (Kano Property Coverage)	It's a major Nigerian newspaper with local Kano market insight.	We used it for real neighborhood names and price context. We did not use it for legal rules or fee schedules.
Kano Land Portal (Payments Structure)	It's Kano's own land portal publishing expected payment structures.	We used it to triangulate fees shown in official PDFs. We used it to verify the buyer journey is current.