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
Kano is not a "wild west" for property buyers, but it is not a place where you should treat a home purchase like an online checkout either.
The state has been pushing digitization through its land registry system called KANGIS, and the government recently launched a major recertification exercise for all Certificates of Occupancy to reduce fraud and improve documentation.
That said, scams are common, paperwork disputes happen often, and foreign buyers are especially targeted because they cannot be physically present all the time.
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 risky is buying property in Kano as a foreigner in 2026?
Can foreigners legally own properties in Kano in 2026?
As of early 2026, foreigners can legally acquire residential property interests in Kano, though "ownership" in Nigeria works differently than in many Western countries because land is held under a "right of occupancy" system governed by the Land Use Act of 1978.
The main condition that applies to foreigners buying residential property in Kano is that all land transfers require "Governor's Consent," which is a formal approval from the Kano State Government that can add time and cost to your transaction.
If you face any restrictions or complications, the most common legal structure foreigners use in Kano is purchasing through a properly registered Nigerian company or partnering with a trusted Nigerian resident, though direct ownership under a Certificate of Occupancy remains the standard approach for residential property.
[VARIABLE FOREIGNER-RIGHTS]What buyer rights do foreigners actually have in Kano in 2026?
As of early 2026, the scope of legal buyer rights for foreigners in Kano is essentially the same as for Nigerian citizens once you hold a valid Certificate of Occupancy registered through KANGIS, though enforcing those rights in practice can be slow and expensive.
If a seller breaches a contract in Kano, foreigners can technically pursue legal remedies through the Nigerian court system, but the World Justice Project ranks Nigeria low on rule of law measures, meaning civil disputes can drag on for years.
The most common right that foreigners mistakenly assume they have in Kano is the ability to get a quick legal remedy if something goes wrong, when in reality the enforcement environment means prevention is far more important than relying on courts.
How strong is contract enforcement in Kano right now?
Contract enforcement for real estate transactions in Kano is workable but significantly slower and less predictable than in countries like the UK, France, or the United States, where property disputes typically resolve within months rather than years.
The main weakness in contract enforcement that foreigners should be aware of in Kano is the combination of court backlogs and bureaucratic delays, which means even a clear-cut case can take years to resolve, making it far better to prevent problems through proper documentation than to rely on legal remedies.
By the way, we detail all the documents you need and what they mean in our property pack covering Kano.
Buying real estate in Kano can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
Which scams target foreign buyers in Kano right now?
Are scams against foreigners common in Kano right now?
Real estate scams targeting foreigners in Kano are common enough that you should assume you will encounter at least one scam attempt if you shop through informal channels like street agents or WhatsApp-only listings, with roughly 30 to 50 percent of serious enquiries likely to include some red-flag tactic.
The type of property transaction most frequently targeted by scammers in Kano is undocumented or partially documented land, especially plots where the seller claims "family land" status or where the KANGIS file trail is incomplete.
The profile of foreign buyer most commonly targeted by scammers in Kano is someone who is remote, in a hurry, or signaling unfamiliarity with local processes, because these buyers are less likely to verify documents in person or push back on suspicious requests.
The single biggest warning sign that a deal may be a scam in Kano is pressure to pay quickly to a personal bank account rather than through the official invoiced payment channels that KANGIS and the Kano State Bureau of Lands require.
What are the top three scams foreigners face in Kano right now?
The top three scams that foreigners most commonly face when buying property in Kano are: first, "double sale" or disputed family ownership where multiple people claim rights to the same land; second, fake or borrowed title documents that belong to a different plot or are outright forged; and third, payment diversion where you are pushed to pay "processing fees" to personal accounts instead of official channels.
The most common scam in Kano typically unfolds like this: a seller or agent shows you a property, provides documents that look legitimate but have not been verified through KANGIS, creates urgency by claiming other buyers are interested, and then pressures you to pay a deposit to a personal account before you can verify ownership.
The single most effective way to protect yourself from each of these three scams in Kano is to refuse any payment until you have personally verified the title chain at KANGIS, confirmed the survey plan matches the physical property through an independent surveyor, and ensured all payments go through official invoiced channels tied to your file.
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 I verify the seller and ownership in Kano without getting fooled?
How do I confirm the seller is the real owner in Kano?
The standard verification process to confirm the seller is the real owner in Kano involves a three-layer identity match: first, verify the seller's physical identity matches their ID documents; second, confirm that name appears on the official land file and transfer documents at KANGIS; and third, if the seller is a company, verify the company and its authorized signatories through the Corporate Affairs Commission.
The official document foreigners should check to verify ownership in Kano is the Certificate of Occupancy (C of O) registered at KANGIS, along with the full file history showing the chain of title and any transfer documents.
The most common trick fake sellers use to appear legitimate in Kano is presenting real documents that actually belong to a different plot or property, which happens often enough that you should always physically verify boundaries with an independent surveyor and cross-check file numbers at KANGIS.
Where do I check liens or mortgages on a property in Kano?
The official registry where you check liens or mortgages on a property in Kano is KANGIS and the Bureau of Lands Management, where any registered interests or encumbrances should appear as notes on the land file.
When checking for liens in Kano, you should request the complete file history showing all registered interests, any mortgage notations, and written confirmation from any bank involved that their charge has been discharged if the seller claims the mortgage is paid off.
The type of lien or encumbrance most commonly missed by foreign buyers in Kano is accumulated Land Use Charge arrears, which is an annual property-based charge that buyers often inherit informally because they did not request evidence of current payment status before completing the purchase.
It's one of the aspects we cover in our our pack about the real estate market in Kano.
How do I spot forged documents in Kano right now?
The most common type of forged document used in property scams in Kano is the survey plan, and this happens often enough that you should never trust a survey plan without independent verification through the state surveyor-general's office and physical boundary pegging on the ground.
Specific red flags that indicate a document may be forged in Kano include survey plan boundaries that do not match the physical property, file numbers or receipt numbers that cannot be verified at KANGIS, inconsistent signatures across documents, and any resistance from the seller when you ask to verify documents through official channels.
The official verification method you should use to authenticate documents in Kano is to personally visit KANGIS to confirm the file exists, matches the property, and shows the seller as the registered owner, and to hire an independent surveyor to verify the survey plan against the physical boundaries on the ground.
Get the full checklist for your due diligence in Kano
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What "grey-area" practices should I watch for in Kano?
What hidden costs surprise foreigners when buying a property in Kano?
The three most common hidden costs that foreigners overlook when buying property in Kano are: KANGIS processing and regularization fees plus ground rent (which can add 3 to 5 percent or more of the property value, roughly 150,000 to 500,000 Naira on a typical residential property, or 90 to 300 USD / 85 to 280 EUR); stamp duties on the transfer documents (typically 1.5 to 3 percent of the declared value); and annual Land Use Charge which is an ongoing obligation that can be several thousand Naira per year depending on the property.
The hidden cost most often deliberately concealed by sellers or agents in Kano is Land Use Charge arrears from previous years, and this happens commonly because buyers do not think to request proof of current payment status before closing, leaving them responsible for years of accumulated charges.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Kano.
Are "cash under the table" requests common in Kano right now?
Cash under the table requests in property transactions in Kano are common enough that you should expect at least one such request in roughly one out of every three or four negotiations, especially if you are dealing through informal agents or the seller perceives you as unfamiliar with local processes.
The typical reason sellers and agents give for requesting undeclared cash payments in Kano is to "move the file faster," "secure your allocation," or "avoid delays" at KANGIS or other government offices, framing the payment as a necessary facilitation fee rather than what it often is: a bribe or scam.
The legal risks foreigners face if they agree to an undeclared cash payment in Kano include having no paper trail to prove payment if a dispute arises, potential exposure to fraud charges if authorities investigate, and a weaker legal position if you need to enforce your rights because your documented transaction does not reflect reality.
Are side agreements used to bypass rules in Kano right now?
Side agreements used to bypass official rules in property transactions in Kano are common, with under-declaration of purchase price to reduce stamp duties and "we will regularize later" promises for planning approvals being the most frequently encountered patterns.
The most common type of side agreement used to circumvent regulations in Kano is under-declaring the purchase price on official documents to reduce stamp duty and registration fees, while the buyer and seller privately agree on the real amount paid informally.
The legal consequences foreigners face if a side agreement is discovered by authorities in Kano include having your official documentation reflect a lower value (which weakens your position in any future dispute), potential penalties for tax evasion, and in the case of undisclosed planning issues, risk of demolition orders or fines from KNUPDA.
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.
Can I trust real estate agents in Kano in 2026?
Are real estate agents regulated in Kano in 2026?
As of early 2026, the level of regulation for real estate agents in Kano is mixed: estate surveyors and valuers are regulated by ESVARBON (the Estate Surveyors and Valuers Registration Board of Nigeria), but many people calling themselves "agents" are informal intermediaries with no enforceable professional discipline.
The official license or certification a legitimate real estate agent should have in Kano is registration with ESVARBON for estate surveyors and valuers, or membership in NIESV (the Nigerian Institution of Estate Surveyors and Valuers), though many informal agents operate without any credentials.
Foreigners can verify whether an agent is properly licensed in Kano by checking the ESVARBON registry or asking for the agent's NIESV membership number and verifying it directly with the professional body, and you should be cautious of anyone who cannot provide verifiable credentials.
Please note that we have a list of contacts for you in our property pack about Kano.
What agent fee percentage is normal in Kano in 2026?
As of early 2026, the normal agent fee percentage for a residential property sale in Kano is around 5 percent of the sale price as a starting point, though fees can range from 5 to 10 percent depending on how informal the agent ecosystem is and who brought the deal.
The typical range of agent fee percentages that covers most residential property sale transactions in Kano is 5 to 10 percent, with 5 percent being more common for straightforward sales through established agents and higher percentages appearing in informal or complex transactions.
In Kano and across Nigeria, the buyer typically pays the agent fee for property sales, though this can vary by agreement, and you should clarify payment responsibility and timing in writing before committing to work with any agent.
Get the full checklist for your due diligence in Kano
Don't repeat the same mistakes others have made before you. Make sure everything is in order before signing your sales contract.
What due diligence actually prevents disasters in Kano?
What structural inspection is standard in Kano right now?
The standard structural inspection process for property purchases in Kano involves hiring a qualified building professional to physically inspect the property, though many buyers skip this step, and you should also separately verify that any construction or extensions have planning approval from KNUPDA.
Specific structural elements a qualified inspector should check in Kano include the roof structure and covering, signs of moisture or water damage, cracks in walls or foundations that suggest settlement, electrical safety, plumbing condition, and the quality of any rooms or extensions added after original construction.
The type of professional qualified to perform structural inspections in Kano is a licensed building professional such as a structural engineer, architect, or experienced builder, and you should ask for their credentials and references before hiring.
The most common structural issues that inspections reveal in properties in Kano are poorly constructed extensions or added rooms that do not meet building standards, roofing problems due to weather exposure, foundation settlement in older buildings, and electrical wiring that does not meet safety standards.
How do I confirm exact boundaries in Kano?
The standard process for confirming exact property boundaries in Kano involves obtaining the original survey plan from the seller, hiring an independent licensed surveyor to physically peg the boundaries on the ground, and then verifying the survey plan through the state surveyor-general's office route referenced in Kano's registration guideline.
The official document that shows the legal boundaries of a property in Kano is the survey plan, which should be an original document (not a "copy of a copy") that matches the land file at KANGIS and corresponds to the physical boundaries when pegged on the ground.
The most common boundary dispute that affects foreign buyers in Kano is encroachment, where walls, fences, or neighboring structures have shifted over time and the physical boundaries no longer match the survey plan, leaving you with less land than you thought you were buying.
The professional you should hire to physically verify boundaries on the ground in Kano is a licensed surveyor registered with the Surveyors Council of Nigeria, who can peg the boundaries according to the survey plan and confirm whether they match the physical reality.
What defects are commonly hidden in Kano right now?
The top three defects that sellers frequently conceal from buyers in Kano are: unapproved building extensions or additional rooms that violate KNUPDA planning rules (common); incomplete or inconsistent title and regularization documentation in the KANGIS file (common); and boundary encroachment where the physical property is smaller than what the survey plan shows (happens sometimes).
The inspection technique that helps uncover hidden defects in Kano is combining a professional building inspection for structural issues with a separate KANGIS file verification for documentation problems and an independent surveyor visit to physically peg and verify boundaries, because relying on only one of these checks will miss problems the others would catch.
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 insider lessons do foreigners share after buying in Kano?
What do foreigners say they did wrong in Kano right now?
The most common mistake foreigners say they made when buying property in Kano is trusting an agent or seller's verbal assurances instead of personally verifying everything through the KANGIS land file and independent surveyor visits.
The top three regrets foreigners most frequently mention after buying in Kano are: paying before completing verification (which left them with no leverage when problems emerged); skipping boundary pegging because the plot "looked obvious" (which led to encroachment surprises); and assuming a dispute could be resolved quickly through legal channels (which underestimated how slow Nigerian courts can be).
The single piece of advice experienced foreign buyers most often give to newcomers in Kano is to never pay any money, not even a deposit, until you have personally verified the KANGIS file, had an independent surveyor peg the boundaries, and confirmed all payments will go through official invoiced channels.
The mistake foreigners say cost them the most money or caused the most stress in Kano is paying to personal accounts or informal "agents" who then disappeared or denied the payment, leaving the buyer with no paper trail and no recourse.
What do locals do differently when buying in Kano right now?
The key difference in how locals approach buying property compared to foreigners in Kano is that locals treat the KANGIS file as the backbone of the deal: if there is no clean file trail or clear path to one, they walk away, whereas foreigners often trust verbal assurances or agent promises.
The verification step locals routinely take that foreigners often skip in Kano is investigating the family story behind the land, meaning they identify who actually has authority to sign (the family head and key stakeholders), rather than just dealing with whoever presents themselves as "the owner."
The local knowledge advantage that helps Kano residents get better deals is understanding which neighborhoods have cleaner documentation histories, knowing which agents have reputations for honest dealing versus which to avoid, and having personal networks that can vouch for a property's history before any money changes hands. Popular residential neighborhoods foreigners commonly consider in Kano include Nassarawa GRA, Bompai, Sharada, Tarauni, Hotoro, Sabon Gari, Na'ibawa, and Rijiyar Zaki, though each still requires the same verification discipline.
Don't buy the wrong property, in the wrong area of Kano
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
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 |
|---|---|---|
| Kano State Geographic Information System (KANGIS) | Official Kano State platform for land records and Certificates of Occupancy. | We used it to anchor where title and record checks should happen in Kano. We also referenced it to explain why deals hinge on KANGIS file status. |
| Kano State Bureau of Lands Property Registration Guideline | Official government document listing required documents and process steps. | We used it to list the actual document set Kano expects for registration. We also grounded payment verification rules on this source. |
| Kano State Urban Planning and Development Authority (KNUPDA) | Official planning authority for building approvals in Kano State. | We used it to explain how to check if a house has proper planning approvals. We highlighted that title and planning compliance are separate checks. |
| Nigeria Land Use Act (1978) | Primary legal text governing land administration across Nigeria. | We used it to explain the "right of occupancy" system and why Governor's consent matters. We framed what ownership means legally in Kano. |
| World Justice Project Rule of Law Index | Global survey-based measurement of rule of law from household and expert data. | We used it to ground contract enforcement risk with an external benchmark. We explained why dispute resolution can be slow and uncertain. |
| World Bank Worldwide Governance Indicators | Well-known multi-source governance dataset used by institutions globally. | We used it to triangulate rule of law signals alongside the World Justice Project. We avoided relying on a single index for jurisdiction strength. |
| Transparency International Nigeria | Publisher of the Corruption Perceptions Index and governance reporting. | We used it to frame bribery and corruption exposure as practical transaction risks. We explained why unofficial payment requests are common. |
| EFCC (Economic and Financial Crimes Commission) | Nigeria's primary federal agency for economic and financial crime enforcement. | We used it to show that advance fee fraud and impersonation are actively prosecuted risks. We justified strict payment controls and identity verification. |
| Corporate Affairs Commission (CAC) | Nigeria's official company registry for verifying corporate entities. | We used it to show how to verify a corporate seller or developer. We explained why you should match signatories to company filings. |
| ESVARBON | Statutory regulator for estate surveyors and valuers in Nigeria. | We used it to separate regulated professionals from informal agents. We justified insisting on registered professionals for valuations. |
| PwC Guide to Stamp Duties in Nigeria | Major audit firm summarizing stamp duty law and practice with legal references. | We used it to explain stamp duty requirements and why under-stamping hurts enforceability. We translated dense legal requirements into buyer steps. |
| Kano State Land Use Charge Law | Published copy of Kano's law on annual property-based charges. | We used it to flag an ongoing ownership cost foreigners often miss. We explained why you should check Land Use Charge status when buying. |
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.
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