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If you're curious about housing prices in Kano in 2026, you're in the right place.
We've gathered the latest data from trusted Nigerian and international sources to give you a clear picture of the Kano property market.
This blog post is constantly updated to reflect the most recent market conditions.
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.
Insights
- The median Kano house price of around 94 million naira (about $65,000) sits well below Nigeria's major cities, making Kano one of the more accessible urban property markets in the country.
- Nassarawa GRA commands the highest prices in Kano, with asking prices reaching up to 560 million naira for premium duplexes, roughly 6 times the citywide median.
- Kano property prices rose about 12% nominally over the past year, but when adjusted for Nigeria's high inflation, real values stayed roughly flat.
- Buyers in Kano typically negotiate 5% to 12% off the listed asking price, with larger discounts when properties need title clarification or repairs.
- New-build homes in Kano carry a premium of around 15% over existing properties, mainly due to modern finishes and reduced renovation uncertainty.
- Entry-level homes in Kano start around 13 million naira (about $9,000), typically older bungalows in areas like Gwale or Kano Municipal.
- Over the past decade, Kano housing prices have risen roughly 350% in naira terms, but only 40% to 70% when adjusted for inflation.
- Smaller, well-finished units in prime Kano neighborhoods have the highest price per square meter because buyers pay a premium for location and modern amenities.
- Detached houses and duplexes make up about 45% of Kano's residential listings, making them the dominant property type on the market.
- Budget an extra 12% to 25% on top of the purchase price for legal fees, land registration, agent commissions, and potential renovation in Kano.
What is the average housing price in Kano in 2026?
The median housing price is more useful than the average in Kano because a few expensive luxury homes pull the average up, while the median shows what a typical buyer actually pays.
We are writing this as of the first half of 2026, using the latest data collected from authoritative sources like the Central Bank of Nigeria and Nigeria Property Centre, which we manually verified.
The median housing price in Kano in 2026 is approximately 94 million naira, which equals about $65,000 or 55,000 euros. The average housing price in Kano in 2026 is higher at around 110 million naira (about $76,000 or 65,000 euros) because expensive properties skew the number upward.
About 80% of residential properties for sale in Kano in 2026 fall within a price range of 20 million to 200 million naira (roughly $14,000 to $139,000).
A realistic entry range for Kano property in 2026 is 13 million to 25 million naira (about $9,000 to $17,000 or 8,000 to 15,000 euros), which typically gets you a 2 to 3 bedroom older bungalow of around 110 to 140 square meters in areas like Gwale or Kano Municipal.
Luxury properties in Kano in 2026 typically range from 250 million to 560 million naira (about $173,000 to $388,000 or 147,000 to 329,000 euros), and for that you can expect a 5+ bedroom detached duplex of 350 to 600 square meters in Nassarawa GRA with modern finishes and security features.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in Kano.
Are Kano property listing prices close to the actual sale price in 2026?
In Kano in 2026, the estimated difference between listing price and final sale price is typically around 8%, with most deals closing 5% to 12% below the asking price.
Kano is traditionally a negotiation market where sellers build in room for bargaining, and buyers often discount further for title clarification issues or needed repairs. The discount tends to be larger for older properties requiring renovation or those with incomplete documentation, while newer homes with clear titles sell closer to asking price.
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What is the price per sq m or per sq ft for properties in Kano in 2026?
As of early 2026, the median price per square meter in Kano is approximately 374,000 naira (about $259 or 220 euros), which works out to around 35,000 naira per square foot ($24 or 20 euros). The average price per square meter in Kano in 2026 is higher at about 440,000 naira ($305 or 259 euros), or roughly 41,000 naira per square foot ($28 or 24 euros).
Smaller, well-finished units in prime Kano neighborhoods like Nassarawa GRA have the highest price per square meter because buyers pay a premium for the location and modern amenities, while larger older compounds in less central areas like Minjibir have the lowest because you get more space for less money in exchange for a longer commute.
The highest price per square meter in Kano in 2026 is found in Nassarawa and Nassarawa GRA, ranging from about 450,000 to 900,000 naira per square meter. The lowest prices per square meter are in areas like Dala and Minjibir, where you might pay only 90,000 to 260,000 naira per square meter.
How have property prices evolved in Kano?
Compared to one year ago in January 2025, Kano property prices have risen by an estimated 12% in naira terms. However, when you factor in Nigeria's high inflation, real prices have stayed roughly flat or even declined slightly because the cost of everything else went up too.
Looking back ten years to January 2016, Kano housing prices have increased by approximately 350% in naira terms, meaning homes cost about 4.5 times what they did a decade ago. But when adjusted for inflation using World Bank data, the real increase is only around 40% to 70%, driven mainly by urban growth and land scarcity in desirable neighborhoods.
By the way, we've written a blog article detailing the latest updates on property price variations in Kano.
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 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.
What types of homes are available in Kano and how do their prices differ in 2026?
In Kano's property market in 2026, detached and semi-detached houses including duplexes make up about 45% of listings, followed by older bungalows at around 20%, apartment blocks at 15%, individual flats at 10%, terraces at 5%, and high-end villas at 5%, reflecting a market that favors spacious family homes over compact units.
Apartments and flats in Kano in 2026 typically range from 25 million to 60 million naira ($17,000 to $42,000 or 15,000 to 35,000 euros), while older bungalows cost between 20 million and 70 million naira ($14,000 to $49,000). Mid-range duplexes in Kano run from 60 million to 200 million naira ($42,000 to $139,000), and luxury detached duplexes or villas range from 250 million to 560 million naira ($173,000 to $388,000 or 147,000 to 329,000 euros).
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in Kano?
- How much should you pay for a house in Kano?
- How much should you pay for lands in Kano?
How do property prices compare between existing and new homes in Kano in 2026?
New-build homes in Kano in 2026 carry a premium of approximately 15% over existing properties, with the difference typically ranging from 10% to 25% depending on location and finish quality.
Buyers pay more for new construction because it comes with modern electrical and plumbing systems, contemporary finishes, and avoids the uncertainty and cost of renovating an older home in a market where sourcing materials and reliable contractors can be challenging.
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An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
How do property prices vary by neighborhood in Kano in 2026?
Nassarawa and Nassarawa GRA are Kano's most expensive neighborhoods in 2026, where you find large detached duplexes and luxury villas ranging from 100 million to 560 million naira ($69,000 to $388,000). Prices here are high because the area offers better security, calmer streets, and is popular with wealthier families and expatriates.
Tarauni is a solid mid-range option in Kano in 2026, with renovated bungalows and mid-market houses priced between 25 million and 150 million naira ($17,000 to $104,000). Families often choose Tarauni because it offers practical housing with reasonable commute times at more accessible price points.
Gwale and Kano Municipal are among the most affordable areas in Kano in 2026, with older bungalows and entry-level homes starting from 13 million naira ($9,000) and going up to 60 million naira ($42,000). Prices are lower here because the housing stock is older and finishes are simpler, making these areas accessible for first-time buyers.
You will find a much more detailed analysis by areas in our property pack about Kano. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Category | Price Range | Per Sqm | Per Sqft |
|---|---|---|---|---|
| Nassarawa / Nassarawa GRA | Premium / Expat | ₦100m - ₦560m ($69k - $388k) | ₦450k - ₦900k ($312 - $624) | ₦42k - ₦84k ($29 - $58) |
| Sabon Gari | Central / Commerce | ₦40m - ₦250m ($28k - $173k) | ₦300k - ₦650k ($208 - $450) | ₦28k - ₦60k ($19 - $42) |
| Tarauni | Family / Commute | ₦25m - ₦150m ($17k - $104k) | ₦220k - ₦500k ($152 - $346) | ₦20k - ₦47k ($14 - $32) |
| Fagge | Central / Value | ₦20m - ₦200m ($14k - $139k) | ₦200k - ₦550k ($139 - $381) | ₦19k - ₦51k ($13 - $35) |
| Ungogo | Growth / Spacious | ₦30m - ₦120m ($21k - $83k) | ₦180k - ₦420k ($125 - $291) | ₦17k - ₦39k ($12 - $27) |
| Kumbotso | Value / Family | ₦20m - ₦80m ($14k - $55k) | ₦160k - ₦360k ($111 - $249) | ₦15k - ₦34k ($10 - $23) |
| Hotoro | Commute / Practical | ₦18m - ₦90m ($12k - $62k) | ₦160k - ₦380k ($111 - $263) | ₦15k - ₦35k ($10 - $24) |
| Gwale | Entry / Older Stock | ₦13m - ₦60m ($9k - $42k) | ₦120k - ₦300k ($83 - $208) | ₦11k - ₦28k ($8 - $19) |
| Kano Municipal | Entry / Central | ₦13m - ₦40m ($9k - $28k) | ₦120k - ₦280k ($83 - $194) | ₦11k - ₦26k ($8 - $18) |
| Dala | Budget / Dense | ₦15m - ₦50m ($10k - $35k) | ₦110k - ₦260k ($76 - $180) | ₦10k - ₦24k ($7 - $17) |
| Rijiyar Zaki | Mixed / Mid-range | ₦20m - ₦100m ($14k - $69k) | ₦170k - ₦420k ($118 - $291) | ₦16k - ₦39k ($11 - $27) |
| Minjibir | Outskirts / Space | ₦15m - ₦60m ($10k - $42k) | ₦90k - ₦220k ($62 - $152) | ₦8k - ₦20k ($6 - $14) |
How much more do you pay for properties in Kano when you include renovation work, taxes, and fees?
When buying property in Kano in 2026, you should budget an additional 12% to 25% on top of the purchase price to cover legal fees, land registration, agent commissions, and any renovation work.
If you buy a property in Kano for around $69,000 (approximately 100 million naira), expect to pay an extra 12 million to 25 million naira ($8,000 to $17,000) for all closing costs and fees. That brings your total spending to roughly 112 million to 125 million naira ($78,000 to $87,000).
For a property purchased at around $208,000 (approximately 300 million naira), the additional costs would range from about 36 million to 75 million naira ($25,000 to $52,000). Your all-in budget would therefore be around 336 million to 375 million naira ($233,000 to $260,000).
If you're buying a high-end property at $500,000 (approximately 722 million naira), plan for additional expenses of 87 million to 180 million naira ($60,000 to $125,000). The total cost including everything would come to roughly 809 million to 902 million naira ($560,000 to $625,000).
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in Kano
| Expense | Category | Estimated Cost and Details |
|---|---|---|
| Legal fees | Professional | Approximately 500,000 to 3 million naira ($350 to $2,100). This covers the lawyer's work on due diligence, contract review, and ensuring proper title documentation. More complex transactions or higher-value properties typically cost more. |
| Agent or brokerage commission | Professional | Usually 3% to 5% of the purchase price, which is negotiable. On a 100 million naira property, this means 3 million to 5 million naira ($2,100 to $3,500). Some agents may charge flat fees for lower-value properties. |
| Survey and valuation | Professional | Around 300,000 to 2 million naira ($200 to $1,400). This covers property valuation, boundary survey, and any due diligence inspections. Essential for verifying the property matches its documentation. |
| Land administration and registration | Fees and Taxes | Variable depending on the specific processes required, as outlined in the Kano State Ministry of Land's official fee schedule. Multiple line items may apply including registration fees, consent fees, and stamp duties. |
| Minor renovation (refresh) | Renovation | Approximately 2 million to 15 million naira ($1,400 to $10,400). This covers painting, minor plumbing fixes, electrical updates, and cosmetic improvements. Typical for older properties that are otherwise sound. |
| Major renovation | Renovation | Around 15 million to 60 million naira ($10,400 to $42,000). This includes significant work like roof replacement, full rewiring, new kitchens and bathrooms, or structural repairs. Necessary for properties in poor condition. |
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 Kano in 2026 with different budgets?
With $100,000 (approximately 144 million naira) in Kano in January 2026, you could buy a 4 to 5 bedroom duplex of around 260 to 350 square meters in Ungogo (existing), a 4 bedroom renovated bungalow of 180 to 220 square meters in Tarauni, or a 3 to 4 bedroom house of 200 to 260 square meters in Sabon Gari with good access to markets and services.
With $200,000 (approximately 289 million naira), you could purchase a detached duplex of 350 to 450 square meters in Nassarawa (not a top street, existing and upgraded), a newer 5 bedroom duplex of similar size in Sabon Gari, or a high-spec 4 to 5 bedroom duplex of 320 to 420 square meters in Tarauni that is newly built.
With $300,000 (approximately 433 million naira), your options include a prime detached duplex of 420 to 520 square meters in Nassarawa GRA (renovated), a large compound home of 500 to 650 square meters in Nassarawa (existing, premium condition), or a high-end duplex of 400 to 520 square meters in Sabon Gari (new construction).
With $500,000 (approximately 722 million naira), you are at the top of Kano's visible market and could buy a top-of-market luxury home in Nassarawa GRA of 550 to 700 square meters (new), a luxury compound with guest quarters and staff accommodation in Nassarawa of 600 to 800 square meters, or a prestige villa-style new build of similar size in the same premium area.
With $1,000,000 (approximately 1.44 billion naira), you are beyond most publicly listed properties in Kano, as the visible market caps around 560 million naira, but you could potentially find an estate-scale compound with extensive land in a prime district, a multiple-unit residential compound with several dwellings, or a custom-built private estate-style home through off-market channels.
With $2,000,000 (approximately 2.89 billion naira), there is essentially no liquid market in Kano at this price point based on public listing data, and such purchases would be extremely rare bespoke transactions involving large land parcels, multiple properties, or institutional-grade residential holdings typically negotiated privately.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in Kano.
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 |
|---|---|---|
| Central Bank of Nigeria | Nigeria's central bank and the official reference for daily exchange rates. | We used the latest NFEM rate to convert all naira prices to US dollars consistently. We also used it as our primary currency anchor for January 2026. |
| European Central Bank | The ECB's official daily reference rates are widely used as an international benchmark. | We used the EUR/USD reference rate to derive an implied naira to euro cross-rate. We then converted all prices to euros using that derived rate. |
| Nigeria Property Centre | A major Nigerian property portal that states a clear methodology for computing medians from listings. | We used NPC's reported median prices and min/max ranges for Kano to anchor our price estimates. We also used their locality breakdown to understand neighborhood price differences. |
| World Bank | A top-tier international source that compiles official inflation data for cross-country comparability. | We used this series to build inflation-adjusted price comparisons over 10 years. We also used it to verify the scale of nominal price changes in naira terms. |
| International Monetary Fund | The IMF's official country portal provides standardized macroeconomic indicators and forecasts. | We used it for big-picture economic context affecting borrowing costs and construction inputs. We did not use it as a direct source for Kano house prices. |
| Kano State Ministry of Land | An official Kano State government document listing land administration procedures and fee schedules. | We used it to ground our taxes and fees section in official documentation. We then estimated practical all-in budget ranges for buyers based on these fee items. |
| Reuters | A major international news agency providing reliable reporting on Nigerian monetary policy. | We used it to understand recent CBN policy rate changes affecting borrowing costs. We referenced this context when explaining market dynamics. |
| Nigeria Bureau of Statistics | Nigeria's official statistical agency responsible for national economic data. | We cross-referenced inflation figures to ensure consistency with World Bank data. We used their methodology understanding to interpret price changes. |
| Property Pro Nigeria | A Nigerian property listing platform providing additional market visibility. | We reviewed listings to cross-check price ranges observed on Nigeria Property Centre. We used it to verify that our estimates were consistent across platforms. |
| Jiji Nigeria | A popular Nigerian classifieds platform with extensive property listings. | We reviewed Kano property listings for additional price validation. We used it to understand the range of properties available at different price points. |
| Private Property Nigeria | A Nigerian property portal providing market listings and trends. | We used it as an additional source to verify Kano property price ranges. We cross-checked neighborhood pricing patterns against other sources. |
| Nigerian Institution of Estate Surveyors and Valuers | The professional body for estate surveyors in Nigeria setting industry standards. | We referenced their professional fee guidelines for our cost estimates. We used their standards to understand typical valuation practices. |
| Nigerian Bar Association | The professional association for lawyers in Nigeria. | We used their guidance on typical legal fees for property transactions. We referenced standard conveyancing practices for our cost estimates. |
| Kano State Geographic Information Systems | The state agency responsible for land and geographic data in Kano. | We used it to understand land administration processes in Kano. We referenced their information when estimating registration-related costs. |
| Nigerian Mortgage Refinance Company | A government-backed institution supporting the housing finance market. | We used their market reports for context on housing affordability. We referenced their data to understand financing conditions in Nigeria. |
| Federal Housing Authority Nigeria | The federal agency responsible for housing policy and development. | We used their publications for background on Nigerian housing standards. We referenced typical housing sizes and specifications in their guidelines. |
| Real Estate Developers Association of Nigeria | The industry association representing property developers across Nigeria. | We used their market observations to understand new-build premium dynamics. We referenced their insights on construction cost trends. |
| Kano Chamber of Commerce | The local business association providing insight into Kano's economic conditions. | We used their reports for context on Kano's business environment. We referenced local economic factors affecting property demand. |
| National Population Commission Nigeria | The official agency responsible for population data and demographics. | We used population growth data to understand housing demand drivers. We referenced urbanization trends affecting Kano's property market. |
| Lands Bureau Kano State | The state office handling land registration and documentation. | We used their published fee schedules to estimate transaction costs. We referenced their processes when describing land administration expenses. |
| Nigerian Investment Promotion Commission | The government agency promoting investment and providing market information. | We used their country guides for context on property investment. We referenced their materials when understanding foreign buyer considerations. |
| Kano Urban Planning and Development Authority | The state agency responsible for urban development and zoning. | We used their publications to understand neighborhood development patterns. We referenced zoning information when describing different areas. |
| Nigerian Building and Road Research Institute | The research institution studying construction standards and costs. | We used their research for context on building costs affecting prices. We referenced their construction cost data when estimating renovation expenses. |
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