Authored by the expert who managed and guided the team behind the Nigeria Property Pack
Everything you need to know before buying real estate is included in our Nigeria Property Pack
If you're thinking about buying a house in Kano, you're probably wondering how much it actually costs and what you can realistically afford in different neighborhoods.
This guide breaks down house prices in Kano as of early 2026, from entry-level homes to prime properties, so you can plan your budget with confidence.
We update this blog post regularly to keep the numbers fresh and accurate.
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.
How much do houses cost in Kano as of 2026?
What's the median and average house price in Kano as of 2026?
As of early 2026, the median house price in Kano is around 60 million naira (about $42,000 or €40,000), while the average sits higher at roughly 85 million naira (about $60,000 or €57,000).
The typical price range that covers around 80% of house sales in Kano runs from 20 million naira to 150 million naira (roughly $14,000 to $106,000 or €13,000 to €100,000).
The gap between median and average prices in Kano exists because a handful of expensive duplexes in prime areas like Nassarawa GRA pull the average up, while most buyers actually purchase homes closer to the median.
At the median price of 60 million naira in Kano, you can expect a decent 3-bedroom bungalow in areas like Tarauni or Ungogo, usually with basic finishes, a small compound, and possibly a borehole for water.
What's the cheapest livable house budget in Kano as of 2026?
As of early 2026, the minimum budget for a livable house in Kano is between 15 million and 25 million naira (roughly $11,000 to $18,000 or €10,000 to €17,000).
At this entry-level price in Kano, "livable" typically means a basic but functional house with 2 to 3 bedrooms, older finishes, a small compound, and possibly some needed repairs to plumbing or roofing.
These cheapest livable houses in Kano are usually found in outer neighborhoods like Gwale, Kumbotso, Hotoro, and Fagge, where land values are lower and the housing stock tends to be older.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Kano here.
How much do 2 and 3-bedroom houses cost in Kano as of 2026?
As of early 2026, a typical 2-bedroom house in Kano costs between 12 million and 30 million naira ($8,000 to $21,000 or €8,000 to €20,000), while a 3-bedroom house runs from 15 million to 45 million naira ($11,000 to $32,000 or €10,000 to €30,000).
For a 2-bedroom house in Kano, the realistic price range is 12 million to 30 million naira ($8,000 to $21,000 or €8,000 to €20,000), depending on whether you're looking in outer areas like Kumbotso or closer to central districts.
For a 3-bedroom house in Kano, expect to pay between 15 million and 45 million naira ($11,000 to $32,000 or €10,000 to €30,000), with listings commonly appearing in neighborhoods like Hotoro, Tarauni, Gwale, and Ungogo.
Moving from a 2-bedroom to a 3-bedroom house in Kano typically adds a premium of about 25% to 50% to the purchase price, depending on the neighborhood and property condition.
How much do 4-bedroom houses cost in Kano as of 2026?
As of early 2026, a typical 4-bedroom house in Kano costs between 35 million and 120 million naira (roughly $25,000 to $85,000 or €24,000 to €80,000), with prices varying widely based on whether you're buying a standard family home or a duplex in a prime district.
For a 5-bedroom house in Kano, the realistic price range is 70 million to 220 million naira ($49,000 to $155,000 or €47,000 to €147,000), as these are typically larger duplexes or compounds in better neighborhoods.
For a 6-bedroom house in Kano, expect to pay between 90 million and 350 million naira ($63,000 to $246,000 or €60,000 to €234,000), with the top end found in premium areas like Nassarawa GRA where mansions can exceed 400 million naira.
Please note that we give much more detailed data in our pack about the property market in Kano.
How much do new-build houses cost in Kano as of 2026?
As of early 2026, a typical new-build house in Kano costs between 45 million and 160 million naira (roughly $32,000 to $113,000 or €30,000 to €107,000), depending on size and location.
New-build houses in Kano carry a premium of about 15% to 30% compared to older resale houses in the same area, mainly because buyers pay for modern finishes like tiled floors, POP ceilings, new plumbing, and often a borehole and security perimeter.
How much do houses with land cost in Kano as of 2026?
As of early 2026, a typical house with a decent compound in Kano costs between 30 million and 120 million naira ($21,000 to $85,000 or €20,000 to €80,000), while prime-district properties with larger plots run from 120 million to over 400 million naira ($85,000 to $282,000+ or €80,000 to €268,000+).
In Kano, a "house with land" typically means a property with a meaningful compound rather than just a small frontage, usually starting at around 400 to 600 square meters for standard family compounds and going well above 1,000 square meters for premium estates.
We cover everything there is to know about land prices in Kano here.
Thinking of buying real estate in Kano?
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Where are houses cheapest and most expensive in Kano as of 2026?
Which neighborhoods have the lowest house prices in Kano as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Kano include Gwale, Kano Municipal, Kumbotso (including Hotoro), and Fagge, where you'll find the most affordable family houses.
In these cheapest Kano neighborhoods, typical house prices range from 15 million to 35 million naira ($11,000 to $25,000 or €10,000 to €24,000) for a livable family home.
These Kano neighborhoods have lower prices mainly because they're farther from the premium employment and commercial corridors, the housing stock is older, and infrastructure like roads and drainage tends to be less developed than in planned estates.
Which neighborhoods have the highest house prices in Kano as of 2026?
As of early 2026, the top three neighborhoods with the highest house prices in Kano are Nassarawa GRA, Bompai, and select pockets of Tarauni near major arteries.
In these premium Kano neighborhoods, typical house prices range from 100 million to 350 million naira ($70,000 to $246,000 or €67,000 to €234,000), with ultra-prime outliers exceeding 500 million naira.
These Kano neighborhoods command the highest prices because they offer planned layouts, better security, reliable road access, proximity to government offices and corporate employers, and a concentration of quality schools and amenities.
The typical buyers in Kano's premium neighborhoods are senior professionals, successful business owners, government officials, and diaspora Nigerians who prioritize security, status, and modern finishes over affordability.
How much do houses cost near the city center in Kano as of 2026?
As of early 2026, houses near Kano's city center (around Kano Municipal and nearby established districts) typically cost between 25 million and 120 million naira ($18,000 to $85,000 or €17,000 to €80,000).
Houses near major transit routes in Kano, like the Ring Road corridors and key highways, tend to cost about 5% to 15% more than similar homes on quieter internal streets, though some buyers discount for noise.
Houses near top-rated schools in Kano, including areas close to Bayero University (BUK) and private school clusters in Nassarawa and Tarauni, typically carry a 5% to 20% premium, putting prices in the 40 million to 150 million naira range ($28,000 to $106,000 or €27,000 to €100,000).
Houses in expat-popular areas of Kano, mainly Nassarawa GRA, Bompai, and parts of Tarauni, typically cost between 80 million and 250 million naira ($56,000 to $176,000 or €53,000 to €167,000) because these areas offer the security and amenities that foreign buyers prioritize.
We actually have an updated expat guide for Kano here.
How much do houses cost in the suburbs in Kano as of 2026?
As of early 2026, a typical house in the suburbs of Kano costs between 15 million and 70 million naira ($11,000 to $49,000 or €10,000 to €47,000), offering significantly more space than central areas.
Suburban houses in Kano are typically 40% to 60% cheaper than comparable houses in prime central districts like Nassarawa GRA, which means you can often get a larger compound and more bedrooms for the same budget.
The most popular suburbs for house buyers in Kano include Ungogo, Kumbotso (Hotoro area), and parts of Gwale, where families can find newer builds at mid-range prices with room for expansion.
What areas in Kano are improving and still affordable as of 2026?
As of early 2026, the top areas in Kano that are improving and still affordable for house buyers include Hotoro (in Kumbotso), Rijiyar Zaki on the Ungogo side, and non-prime pockets of Tarauni.
In these improving but affordable Kano areas, current house prices typically range from 20 million to 55 million naira ($14,000 to $39,000 or €13,000 to €37,000), which is well below prime-area pricing.
The main sign of improvement in these Kano neighborhoods is the appearance of newer gated estates and modern builds mixed in with older stock, better road paving, and increasing interest from young professionals who are priced out of Nassarawa GRA.
By the way, we've written a blog article detailing what are the current best areas to invest in property 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 extra costs should I budget for a house in Kano right now?
What are typical buyer closing costs for houses in Kano right now?
When buying a house in Kano, total closing costs typically run between 6% and 12% of the purchase price for a straightforward transaction, and can reach up to 15% if title regularization is complicated.
The main closing cost categories in Kano include legal fees (1% to 2.5% of purchase price), agent or introducer fees (2% to 5%), survey and valuation costs (200,000 to 800,000 naira or $140 to $560), and government land documentation fees as set by Kano State's Ministry of Land.
The single largest closing cost for house buyers in Kano is usually the agent or introducer fee, which can range from 2% to 5% of the purchase price, though this is negotiable depending on the deal.
We cover all these costs and what are the strategies to minimize them in our property pack about Kano.
How much are property taxes on houses in Kano right now?
The typical annual property-related charge for a house in Kano is relatively low, often just a few thousand naira per year, though this varies based on how local government rates are assessed and collected.
Property tax in Kano is calculated through the tenement rate (charged by local governments at about 0.001% of property value for private homes) and the Land Use Charge (a state-level framework), so a house valued at 60 million naira might owe only around 600 to a few thousand naira annually, though collection practices vary by area.
If you want to go into more details, we also have a page with all the property taxes and fees in Kano.
How much is home insurance for a house in Kano right now?
Home insurance for a house in Kano typically costs between 0.15% and 0.6% of the insured building value per year, so for a house insured at 60 million naira, expect to pay roughly 90,000 to 360,000 naira annually ($63 to $254 or €60 to €241).
The main factors affecting home insurance premiums for houses in Kano include the insured value of the structure, the construction materials, the neighborhood's security profile, and whether you add coverage for extras like theft, fire, or flood damage.
What are typical utility costs for a house in Kano right now?
Total monthly utility costs for a middle-class household in Kano typically range from 35,000 to 120,000 naira per month ($25 to $85 or €24 to €80), with electricity and generator fuel often being the largest portion.
The breakdown of main utility costs for houses in Kano includes electricity plus backup fuel (often the biggest expense), internet and mobile data at around 8,000 to 25,000 naira per month ($6 to $18), and water plus waste collection at roughly 3,000 to 15,000 naira per month ($2 to $11).
What are common hidden costs when buying a house in Kano right now?
Hidden costs that Kano house buyers often overlook can add 2 million to 10 million naira ($1,400 to $7,000 or €1,300 to €6,700) or more to your initial budget, depending on property condition and documentation status.
Inspection fees buyers should expect in Kano include a technical inspection by an engineer (150,000 to 500,000 naira or $105 to $350), survey verification (200,000 to 800,000 naira or $140 to $560), and a valuation report if needed (150,000 to 600,000 naira or $105 to $420).
Other common hidden costs in Kano beyond inspections include title cleanup when seller documentation is incomplete, renovation for power and water realities (borehole, tanks, inverters), generator and backup systems, and security upgrades like gates, guards, and CCTV.
The hidden cost that tends to surprise first-time house buyers in Kano the most is the expense and delay of title regularization when the seller's land documentation is incomplete, which can add both money and months to the transaction.
You will find here the list of classic mistakes people make when buying a property in Kano.
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What do locals and expats say about the market in Kano as of 2026?
Do people think houses are overpriced in Kano as of 2026?
As of early 2026, the general sentiment among locals and expats is that Kano is still affordable compared to Lagos or Abuja, though prime neighborhoods like Nassarawa GRA are increasingly seen as overpriced relative to what you actually get.
Houses in Kano typically stay on the market for 1 to 3 months if they're well-priced mid-market homes, while high-end or unique prime properties can take 3 to 9 months to sell.
The main reason locals give for feeling that some Kano house prices are too high is the limited supply of quality homes in secure, planned areas, which pushes Nassarawa GRA prices far above what similar-sized houses cost in outer neighborhoods.
Compared to one or two years ago, sentiment on Kano house prices has shifted somewhat, with more buyers now accepting that prime-area prices will stay elevated while also becoming more willing to look at improving outer neighborhoods as alternatives.
You'll find our latest property market analysis about Kano here.
Are prices still rising or cooling in Kano as of 2026?
As of early 2026, nominal house prices in Kano appear stable to slightly rising, though the real picture depends heavily on whether you measure in naira or adjust for inflation and exchange rates.
Year-over-year, asking prices in Kano have remained largely flat in naira terms, but when adjusted for the naira's depreciation against the dollar, foreign buyers are finding their purchasing power has actually increased over the past year.
Looking ahead 6 to 12 months, local experts and agents expect Kano house prices to stay sticky in mid-market segments while prime-area properties may see continued demand from diaspora buyers and professionals seeking quality homes.
Finally, please note that we have covered property price trends and forecasts for Kano here.
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.
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 Property Centre (Kano Market Trends) | One of Nigeria's biggest property platforms with clear methodology. | We used this as our core Kano house price dataset because it publishes locality-level medians. We treated it as asking-price evidence and cross-checked against other sources. |
| Jiji Nigeria (Kano Listings) | One of the largest classifieds marketplaces in Nigeria with high volume. | We used Jiji to get a bigger sample for bedroom counts and suburban areas. We treated it as a cross-check rather than a single source of truth. |
| Kano State Ministry of Land Procedures PDF | Official government document detailing land procedures and fees. | We used this to ground our closing cost estimates with Kano-specific government fees. We prioritized this over generic Nigeria guides. |
| Exchange Rates (USD/NGN 2026) | Publishes daily and monthly averages with transparent time series. | We used the January 2026 average of about 1,420 naira per dollar for all currency conversions. We kept this consistent throughout the article. |
| NERC KEDCO Tariff Order | NERC is the national electricity regulator and tariff orders are official. | We used this to anchor electricity cost assumptions for Kano's KEDCO coverage area. We then translated tariffs into monthly household budget ranges. |
| Fagge Local Government Tenement Rate Page | Kano LGA e-revenue site citing Kano State revenue law. | We used this for a concrete, Kano-based view of annual local property charges. We built a simple annual estimate from the published rates. |
| Kano State Land Use Charge Law | Official Kano State legal text defining the charge framework. | We used this to explain what property tax looks like in Kano. We avoided relying on generic Nigeria blog summaries. |
| NAICOM Insurance Market Bulletin | NAICOM is Nigeria's insurance regulator with official market data. | We used this to confirm that home insurance is a regulated market. We then estimated premium ranges based on typical insured values. |
| DLA Piper REALWORLD (Nigeria) | Reputable global law firm with standardized jurisdiction guides. | We used this to cross-check stamp duty concepts at a Nigeria-wide level. We then prioritized Kano's official schedules where available. |
| BusinessDay (NCC Tariff Report) | Major Nigerian business newspaper citing official NCC changes. | We used this to price mobile internet data realistically for early 2026. We treated it as a consumer cost anchor for utility budgets. |
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