Certificate of Occupancy Lagos: what foreigners need know

Authored by the expert who managed and guided the team behind the Nigeria Property Pack

Yes, the analysis of Lagos' property market is included in our pack

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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 Lagos. If you'd like to learn more about us, you can check our presentation page.

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At TheAfricanVestor, we explore the Lagos real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Lagos, Abuja, and Port Harcourt. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

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What exactly is a Certificate of Occupancy in Lagos and why is it required for owning property?

A Certificate of Occupancy (C of O) is a government-issued legal document that proves your lawful right to occupy and use land in Lagos for a specified period.

Under the Land Use Act of 1978, all land in Lagos belongs to the Governor, who grants leasehold rights to individuals and companies. As of September 2025, citizens receive 99-year leases while foreigners get 25-year terms through the C of O system.

The Lagos State Government requires this document because it establishes legal ownership, protects against disputes, and enables future property transactions. Without a valid C of O, you cannot legally claim ownership of any property in Lagos, regardless of purchase agreements or payments made.

The certificate includes specific details about your property boundaries, usage rights, and lease duration. It serves as your primary evidence of legal ownership in any court proceedings or business transactions involving the property.

It's something we develop in our Nigeria property pack.

Who issues the Certificate of Occupancy in Lagos and which government office should foreigners approach first?

The Lagos State Lands Bureau issues all Certificates of Occupancy under the delegated authority of the Lagos State Governor.

Foreigners should first visit the Lands Bureau located at The Secretariat, Alausa, Ikeja, Lagos. The office operates Monday through Friday from 8:00 AM to 4:00 PM, and you can also access their services through the Lagos State Government online portal for initial inquiries and application forms.

The Lands Bureau handles all land-related matters including C of O applications, renewals, and verifications. Their staff can provide specific requirements for your property type and guide you through the application process step by step.

You can also contact them via phone at +234-1-7000-5555 or email through the official Lagos State website. However, most documentation must be submitted in person at their Alausa office.

As a foreigner, you'll need to bring your passport and initial property documents during your first visit to understand the specific requirements for your situation.

What are the exact documents a foreigner must provide to apply for a Certificate of Occupancy in Lagos?

Foreign applicants must provide a comprehensive set of documents to obtain a Certificate of Occupancy in Lagos.

Document Type	Specific Requirement	Number of Copies
Property Documents	Deed of Assignment or Sale Agreement	4 copies
Survey Documents	Survey plan with property boundaries	4 copies
Financial Proof	Purchase Receipt	Original + copies
Identification	Passport, national ID, or driver's license	Original + copies
Tax Documentation	Tax Clearance Certificate	Current year
Property Evidence	Site photo with date and street name	Recent photos
Government Certificates	Land Information Certificate	From Lands Bureau
Development Proof	Current development levy receipt	Original + copies
Location Document	Sketch of site location	Detailed drawing
Personal Photos	Passport photographs	6 pieces

Is there a difference between applying as an individual foreigner versus through a company registered in Nigeria?

Individual foreigners and Nigerian-registered companies follow similar C of O application processes but with different documentation requirements.

Individual applicants provide personal identification documents, tax clearance certificates, and personal passport photographs. The application process focuses on proving individual identity and financial capability to own the property.

Companies must submit additional corporate documents including Certificate of Incorporation from the Corporate Affairs Commission (CAC), Board Resolution authorizing the property purchase, and identification documents for all directors. Company applications also require proof of corporate tax compliance and may need additional filings showing the ownership structure.

Foreign companies registered in Nigeria receive the same 25-year lease terms as individual foreigners. However, companies often find it easier to obtain Governor's Consent and may have better legal protection in dispute situations.

The timeline and costs remain similar for both application types, but companies typically require legal representation throughout the process due to the additional corporate compliance requirements.

How long does it typically take to obtain a Certificate of Occupancy in Lagos once the application is submitted?

The Certificate of Occupancy application process in Lagos typically takes between 6 months to over one year from submission to issuance.

The Lagos State Lands Bureau processes applications based on documentation completeness, property type, and current workload. Residential properties generally process faster than commercial or mixed-use developments.

Common delays include incomplete documentation, land boundary disputes, zoning compliance issues, and verification of previous ownership records. The bureau must also conduct site inspections and coordinate with multiple government departments during the approval process.

As of September 2025, the Lands Bureau has implemented digital tracking systems that allow applicants to monitor their application status online. However, complex cases involving disputed land ownership or incomplete surveys can extend processing times beyond 12 months.

Hiring experienced legal representatives familiar with the Lagos Lands Bureau can help expedite the process by ensuring proper documentation and follow-up on application progress.

What is the official cost of obtaining a Certificate of Occupancy in Lagos and are there additional hidden fees foreigners should expect?

The official government fees for obtaining a Certificate of Occupancy in Lagos range from ₦100,000 to ₦300,000 for residential properties, depending on location and property value.

These official fees cover government processing, inspection, and certificate issuance. However, foreigners should budget for significant additional costs that are not included in the base government fee.

Additional mandatory expenses include surveyor costs (₦50,000-₦150,000), legal representation fees (₦100,000-₦500,000), and site inspection charges. You'll also pay for document preparation, notarization, and publication fees in government gazettes.

Hidden costs often include facilitation fees demanded by various officials, multiple trips to government offices, and expediting charges if you need faster processing. These unofficial expenses can add ₦200,000-₦500,000 to your total costs.

Foreign applicants typically spend ₦500,000-₦1,000,000 total when including all official fees, legal costs, and facilitation expenses. It's something we develop in our Nigeria property pack.

Are foreigners legally allowed to own land in Lagos directly, or must they go through a lease or Nigerian company structure?

Foreigners can legally own land directly in Lagos through the Certificate of Occupancy system, which grants leasehold rights for 25 years.

Under Nigerian law, all land belongs to the state government, so both Nigerians and foreigners receive leasehold interests rather than freehold ownership. Citizens get 99-year leases while foreigners receive 25-year terms that are renewable upon expiry.

The key requirement for foreign ownership is obtaining Governor's Consent before completing any property transaction. This consent process verifies the legality of the sale and confirms the foreigner's right to hold the property under Nigerian law.

Foreign companies registered in Nigeria can hold property rights equivalent to individual foreign buyers, also receiving 25-year renewable leases. Some investors choose the company structure for better legal protection and easier property management.

Certain government-acquired or restricted lands cannot be transferred to foreigners regardless of payment or agreements. Always verify land status with the Lands Bureau before making purchase commitments.

What are the risks of buying property in Lagos without a Certificate of Occupancy, especially for foreigners?

Buying property without a valid Certificate of Occupancy exposes foreign investors to severe legal and financial risks that can result in total property loss.

The primary risk is government seizure of the property without compensation. The Lagos State Government can reclaim any land without proper documentation, particularly if the land was acquired illegally or sold by unauthorized persons.

Foreigners face heightened risks of fraud when dealing with properties lacking C of O documentation. Sellers may not have legal ownership rights, leading to disputes with rightful owners or government authorities after purchase completion.

Without a C of O, you cannot legally register the property, obtain building permits, or resell the land. Banks will not accept the property as collateral for loans, and insurance companies cannot provide coverage for undocumented properties.

Legal disputes become extremely difficult to resolve without proper documentation. Courts heavily favor parties holding valid Certificates of Occupancy, making it nearly impossible for foreigners to prove ownership without this document.

Can a foreigner verify the authenticity of a property's existing Certificate of Occupancy, and how is this done step by step?

Foreigners can verify Certificate of Occupancy authenticity through a systematic verification process with the Lagos State Lands Bureau.

Step 1: Request a Certified True Copy of the C of O from the current property owner. This document should contain the original certificate number, survey details, and government stamps.

Step 2: Visit the Lagos State Lands Bureau at Alausa, Ikeja with the Certified True Copy and request verification of the certificate's authenticity against their official records.

Step 3: Compare the certificate details including property owner's name, survey number, location coordinates, and issuance date with the government database. Any discrepancies indicate potential fraud.

Step 4: Verify the Governor's signature and official government seals on the document. Authentic certificates contain specific security features and watermarks that bureau staff can confirm.

Step 5: Engage a licensed real estate lawyer or certified property agent to conduct additional verification checks and provide legal confirmation of the certificate's validity before completing any purchase transaction.

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What restrictions or limitations does the Lagos State Government place on foreign property ownership under a Certificate of Occupancy?

The Lagos State Government imposes several specific restrictions on foreign property ownership through the Certificate of Occupancy system.

The most significant limitation is the 25-year lease term for foreigners compared to 99 years for Nigerian citizens. This shorter period affects property value and long-term investment planning for foreign buyers.

All foreign property transactions require written Governor's Consent before completion. This approval process involves government review of the buyer's background, intended property use, and compliance with Nigerian foreign investment regulations.

Certain categories of land remain restricted for foreign ownership including government-acquired lands, lands within 2 kilometers of international borders, and properties designated for strategic national interests. Military installations and certain coastal areas also cannot be sold to foreigners.

Foreign owners must maintain the property for its designated use as specified in the Certificate of Occupancy. Converting residential properties to commercial use without approval can result in certificate revocation and property forfeiture.

How long is a Certificate of Occupancy valid in Lagos, and what happens when it expires?

Certificates of Occupancy in Lagos remain valid for 99 years for Nigerian citizens and 25 years for foreigners from the date of issuance.

The certificate clearly states the commencement and expiry dates of your leasehold interest. Foreign property owners must begin renewal negotiations with the Lagos State Lands Bureau at least one year before expiry to avoid gaps in legal ownership.

Upon expiry, the leasehold interest automatically reverts to the Lagos State Government unless successfully renewed. Property owners lose all legal rights to the land and any improvements made during the lease period.

Renewal involves submitting a new application with updated documentation, paying current government fees, and demonstrating compliance with all property regulations during the initial lease period. The state may grant another 25-year term or modify the conditions based on current land use policies.

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If disputes arise over land or property, how does having a Certificate of Occupancy protect a foreign owner in Lagos courts?

A valid Certificate of Occupancy provides foreign property owners with the strongest possible legal protection in Lagos courts during land disputes.

The certificate serves as prima facie evidence of legal ownership, shifting the burden of proof to any party challenging your property rights. Courts give significant weight to government-issued C of Os when determining legitimate ownership claims.

In boundary disputes, the survey details contained in your Certificate of Occupancy establish the exact coordinates and measurements of your property. This documentation helps courts resolve conflicts over land encroachment or illegal occupation by neighboring property owners.

When facing fraud allegations or multiple ownership claims, the C of O demonstrates that you followed proper legal procedures and obtained government approval for your property acquisition. This protection is crucial for foreigners who may be targeted by fraudulent sellers.

Without a Certificate of Occupancy, foreign owners have extremely weak legal standing in Nigerian courts. Judges typically rule in favor of parties holding valid government documentation, making the C of O essential for successful dispute resolution.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. Resolution Law NG - Procedure for Obtaining Certificate of Occupancy
2. Vala Homes - Certificate of Occupancy Procedure Lagos
3. Moart Company - Understanding Certificate of Occupancy
4. Vala Homes - Foreign Property Ownership Lagos
5. Mondaq - Certificate of Occupancy Comprehensive Guide
6. Naija Spider - Certificate of Occupancy Lagos Guide
7. Propsult - Getting Certificate of Occupancy Lagos
8. Sureland Realtors - Documents Required for Certificate of Occupancy
9. Naija Houses - Certificate of Occupancy Details
10. MOB Realty Services - Certificate of Occupancy Cost and Timeline