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
Buying property in Lagos as a foreigner in 2026 means dealing with a market where opportunity and risk sit very close together.
This guide covers the real scams, grey areas, and insider knowledge that locals know but foreigners often learn the hard way.
We constantly update this blog post to reflect the latest developments in the Lagos real estate market.
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 Lagos.
How risky is buying property in Lagos as a foreigner in 2026?
Can foreigners legally own properties in Lagos in 2026?
As of early 2026, foreigners can legally buy residential property in Lagos, but what you actually own is a registered interest or leasehold-style right rather than simple freehold ownership because Nigeria's Land Use Act vests all land in the state governor.
The main restriction for foreigners buying property in Lagos is that your purchase must go through proper registration and often requires Governor's consent for the transfer to be legally recognized, which adds time and cost to transactions.
When direct freehold ownership is not available in Lagos, foreigners commonly use properly registered Certificates of Occupancy (C of O), Deeds of Assignment, or work through Nigerian-registered companies to hold property interests.
This structure means that in Lagos, your real question should not be "can I buy?" but rather "can I prove my interest in the state's records and enforce it if needed?"
What buyer rights do foreigners actually have in Lagos in 2026?
As of early 2026, foreigners in Lagos have the same legal buyer rights as Nigerian citizens on paper, meaning you can hold valid title, enforce contracts, and seek legal remedies if your documentation is properly registered with the state.
If a seller breaches a contract in Lagos, foreigners can technically pursue remedies through Nigerian courts, but the practical reality is that legal proceedings are slow and expensive, so your real protection comes from getting documentation right upfront rather than relying on litigation.
The most common right that foreigners mistakenly assume they have in Lagos is immediate full ownership upon payment, when in reality your rights only become enforceable once Governor's consent is obtained and the transfer is registered with the land registry.
How strong is contract enforcement in Lagos right now?
Contract enforcement for real estate transactions in Lagos in 2026 is weaker than in places like the UK, France, or the United States, with Nigeria ranking in the lower tier of global rule of law indexes, meaning courts exist and contracts matter but you should not plan on litigation as your safety net.
The main weakness foreigners should know about in Lagos is that even with a valid contract, enforcement can take years and outcomes can be unpredictable, so the smart approach is to put all your energy into prevention through proper verification, registry checks, and milestone-based payments rather than hoping you can sue your way out of problems.
By the way, we detail all the documents you need and what they mean in our property pack covering Lagos.
Buying real estate in Lagos 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 Lagos right now?
Are scams against foreigners common in Lagos right now?
Real estate scams targeting foreigners in Lagos are common enough in 2026 that you should assume you will encounter at least one attempt during any serious property search, especially if you are looking in high-demand areas like Lekki, Victoria Island, or Ikoyi.
The type of property transaction most frequently targeted by scammers in Lagos is off-plan purchases and land sales in fast-developing corridors like Ibeju-Lekki, where documentation is often incomplete and pressure to "buy before prices rise" is intense.
Foreign buyers who are most commonly targeted by scammers in Lagos are those who conduct their search remotely, rely heavily on agents they found online, or feel urgent pressure to close deals quickly without proper verification.
The single biggest warning sign that a deal may be a scam in Lagos is pressure to pay large sums before independent verification is complete, especially when combined with excuses for why you cannot see original documents or visit the official land registry.
What are the top three scams foreigners face in Lagos right now?
The top three scams foreigners face when buying property in Lagos in 2026 are "omo onile" (land grabber) extortion where unexpected claimants demand payments after purchase, fake or forged title documents that look official but have no registry backing, and property investment schemes disguised as real estate deals that are actually unregulated financial fraud.
The most common scam, omo onile extortion, typically unfolds in Lagos when you buy land or start construction, then groups claiming to be "community representatives" or "original family owners" show up demanding payments, sometimes repeatedly and with intimidation, knowing that many buyers will pay to avoid delays.
The most effective protection against each scam in Lagos is different: for omo onile, verify complete title chain and family consent before purchase; for fake documents, always cross-check with the official land registry rather than trusting stamps and letterheads; and for investment schemes, only deal with properly regulated property conveyance and never invest in "guaranteed returns" real estate projects.
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 Lagos without getting fooled?
How do I confirm the seller is the real owner in Lagos?
The standard verification process to confirm the seller is the real owner in Lagos involves a two-layer approach: first verify the seller's identity and authority to sell (checking ID, company registration if applicable, and family consent for inherited land), then verify the title actually exists and is clean in official records.
The official document foreigners should check to verify ownership in Lagos is the Certificate of Occupancy (C of O) or registered Deed of Assignment, and you should cross-check these through the Lagos land registry pathway or the state's e-GIS portal rather than just looking at the documents the seller shows you.
The most common trick fake sellers use to appear legitimate in Lagos is showing convincing scans or copies of documents while claiming the originals are "with the lawyer" or "being processed," which happens commonly enough that you should treat any refusal to show verifiable original documents as a stop sign.
Where do I check liens or mortgages on a property in Lagos?
The official place to check liens or mortgages on a property in Lagos is through the Lagos State land registry system, which is increasingly accessible through digital pathways like the e-GIS platform, and your lawyer should conduct a formal encumbrance search as part of due diligence.
When checking for liens in Lagos, you should specifically request information about prior registrations, mortgages, court orders affecting the property, and any caveats or restrictions, not just a confirmation that "the document looks fine."
The type of encumbrance most commonly missed by foreign buyers in Lagos is informal family claims or disputes that may not appear in official registries, which is why title searches must be combined with thorough background investigation into the property's history and the seller's authority.
It's one of the aspects we cover in our our pack about the real estate market in Lagos.
How do I spot forged documents in Lagos right now?
The most common type of forged document used in property scams in Lagos is the fake Certificate of Occupancy or manipulated survey plan, and this happens commonly enough that you should never rely on visual inspection alone to verify authenticity.
Specific red flags that indicate a document may be forged in Lagos include inconsistent reference numbers, fees that do not match official schedules, requests to pay duties into personal bank accounts rather than government channels, and pressure to skip registry verification "to save time."
The official verification method you should use to authenticate documents in Lagos is to cross-check directly with the land registry through proper channels (not through the seller's recommended contacts), verify stamp duty payments through the FIRS portal, and compare claimed fees against official LIRS schedules.
Get the full checklist for your due diligence in Lagos
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 Lagos?
What hidden costs surprise foreigners when buying a property in Lagos?
The three most common hidden costs foreigners overlook when buying property in Lagos are stamp duties (typically 1.5% to 3% of property value, around 1.5 million to 6 million Naira or $900 to $3,600 USD or 850 to 3,400 EUR on a mid-range property), legal and registration fees (often 5% to 10% combined), and the annual Land Use Charge that continues after purchase.
The hidden cost most often deliberately concealed by sellers or agents in Lagos is "facilitation" or "community settlement" fees, which are sometimes presented as unavoidable but can be inflated or entirely invented, and this happens commonly in areas with active omo onile presence.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Lagos.
Are "cash under the table" requests common in Lagos right now?
Requests for undeclared cash payments in Lagos property transactions are common enough in 2026 that you should expect to be asked at least once, especially when dealing with individual sellers, smaller developers, or transactions involving "community" payments.
The typical reason sellers give for requesting undeclared cash payments in Lagos is to "speed up the process," to cover "government facilitation," or because "this is how things are done here," all of which should be treated as red flags rather than normal procedure.
The legal risks foreigners face if they agree to an undeclared cash payment in Lagos include having an unenforceable transaction if disputes arise, potential complicity in tax evasion, and no paper trail to prove what you actually paid if you need to pursue legal remedies later.
Are side agreements used to bypass rules in Lagos right now?
Side agreements that bypass official rules are common in Lagos property transactions in 2026, often used to split the stated price from the actual price, defer certain obligations, or manage timing around approvals that are taking longer than expected.
The most common type of side agreement in Lagos involves understating the purchase price in official documents while agreeing to the real price separately, which sellers often propose to reduce stamp duty and registration costs.
The legal consequences foreigners face if a side agreement is discovered by authorities in Lagos include having the transaction invalidated, facing penalties for tax underpayment, and most importantly, having no enforceable claim to the property if a dispute arises because your real deal was never properly registered.
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 Lagos in 2026?
Are real estate agents regulated in Lagos in 2026?
As of early 2026, real estate agents in Lagos are increasingly regulated through LASRERA (Lagos State Real Estate Regulatory Authority), and the government has explicitly stated that practicing without proper registration is an offense, though enforcement is still catching up with the size of the market.
A legitimate real estate agent in Lagos should have LASRERA registration, and for valuation professionals specifically, certification through ESVARBON (Estate Surveyors and Valuers Registration Board of Nigeria) is the national standard.
Foreigners can verify whether an agent is properly licensed in Lagos by checking the LASRERA portal or requesting the agent's registration number and confirming it directly, and any agent who resists this basic verification should be avoided.
Please note that we have a list of contacts for you in our property pack about Lagos.
What agent fee percentage is normal in Lagos in 2026?
As of early 2026, the normal agent fee for property sales in Lagos is around 5% of the purchase price, which is the figure you will hear most often in the market and serves as a reasonable benchmark for negotiations.
The typical range of agent fees in Lagos covers 5% for sales transactions and 5% to 10% of annual rent for rental transactions, with Lagos government messaging indicating that 10% is the ceiling for rental agency fees under current regulatory posture.
In Lagos, the buyer typically pays the agent fee for purchases, though this can be negotiated, and if any agent demands 15% to 20% as "normal," you should treat it as either overreach or a signal that they assume you do not know the market.
Get the full checklist for your due diligence in Lagos
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 Lagos?
What structural inspection is standard in Lagos right now?
The standard structural inspection process for property purchases in Lagos in 2026 involves hiring an independent building inspector or structural engineer to assess the property before you commit, though many buyers still skip this step and regret it later.
A qualified inspector in Lagos should check foundations, load-bearing walls, roofing integrity, electrical systems, plumbing, moisture and water ingress (especially important in Lagos' humid climate), and generator or power backup systems since these are essential to daily life.
The type of professional qualified to perform structural inspections in Lagos is a licensed structural engineer or building surveyor, and you should hire someone independently rather than accepting a seller's recommended inspector.
The most common structural issues that inspections reveal in Lagos properties are water damage hidden by fresh paint, electrical shortcuts that create fire risks, poor drainage causing foundation problems, and generator systems that do not match the claimed capacity.
How do I confirm exact boundaries in Lagos?
The standard process for confirming exact property boundaries in Lagos involves obtaining the official survey plan, having it independently verified through the Surveyor General's office, and ideally having a licensed surveyor physically mark and confirm the boundaries on the ground.
The official document that shows the legal boundaries of a property in Lagos is the registered survey plan, which should have a unique beacon number and be traceable through official channels rather than just accepted from the seller.
The most common boundary dispute affecting foreign buyers in Lagos involves properties in fast-developing fringes like parts of Ibeju-Lekki and some Ajah back-corridors, where marketing is aggressive but survey plans may not match reality or may overlap with neighboring claims.
The professional you should hire to physically verify boundaries on the ground in Lagos is a licensed land surveyor who can check beacon placements and confirm that what you are buying matches what the documents say.
What defects are commonly hidden in Lagos right now?
The top three defects that sellers commonly conceal from buyers in Lagos are water ingress and drainage problems masked by fresh paint or cosmetic fixes, electrical system shortcuts that are not code compliant, and incomplete or falsified title documentation presented as clean, with documentation issues being the most damaging overall.
The inspection technique that helps uncover hidden defects in Lagos is combining a physical building inspection (using moisture meters, electrical testing equipment, and structural assessment) with a separate and equally rigorous title verification process, because in Lagos the paperwork "defect" often costs more than the physical ones.
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 Lagos?
What do foreigners say they did wrong in Lagos right now?
The most common mistake foreigners say they made when buying property in Lagos is trusting an intermediary (agent or "connected" contact) instead of independently verifying everything through official registries and their own lawyer.
The top three regrets foreigners most frequently mention after buying in Lagos are releasing too much money before verification was complete, underestimating the omo onile (land grabber) risk by assuming a contract would protect them, and not understanding that "pending approvals" are not the same as "completed approvals."
The single piece of advice experienced foreign buyers most often give to newcomers in Lagos is to treat title verification as completely non-negotiable, even if it means losing a "great deal" because the seller will not wait.
The mistake foreigners say cost them the most money or caused the most stress in Lagos is paying significant deposits before conducting independent due diligence, because once money is transferred, leverage shifts entirely to the seller.
What do locals do differently when buying in Lagos right now?
The key difference in how locals approach buying property compared to foreigners in Lagos is that Nigerians with buying experience know which neighborhoods have clean title histories (like established parts of Ikoyi, Victoria Island, or Ikeja GRA) versus areas where land disputes are almost guaranteed, and they price that risk into their decisions.
The verification step locals routinely take that foreigners often skip in Lagos is checking with community elders, neighbors, and local government officials about the property's history and any ongoing disputes, because they understand that not all claims appear in official registries.
The local knowledge advantage that helps Nigerians get better deals in Lagos is knowing the difference between "marketed price" and "real price," understanding which agents are LASRERA-registered and trustworthy, and having networks that flag problematic sellers before money changes hands.
Don't buy the wrong property, in the wrong area of Lagos
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 Lagos, 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 |
|---|---|---|
| Lagos State Government (e-GIS Portal) | Official Lagos government announcement on land administration. | We used it to explain what verification steps are realistically available to buyers. We referenced it for understanding the state's digitization direction. |
| Land Use Act via FAOLEX | International legal database hosting Nigeria's primary land law. | We used it to explain what "ownership" actually means in Nigeria. We referenced it for understanding Governor's consent and documentation requirements. |
| Lagos State Official Gazette (Property Protection Law) | Primary legal source for Lagos anti-land-grabbing legislation. | We used it to explain why omo onile behavior is illegal. We turned it into practical red flags for safer buying behavior. |
| World Justice Project (Nigeria) | Major global rule of law dataset based on surveys. | We used it to estimate how reliable contract enforcement feels in practice. We justified a "prevention over litigation" approach based on their findings. |
| Transparency International (Nigeria) | Leading international anti-corruption organization. | We used it to contextualize bribery and informal payment risks. We informed which steps should be kept strictly formal and documented. |
| LASRERA (Lagos State Real Estate Regulatory Authority) | Official government registration portal for agents and firms. | We used it to give practical agent verification steps. We explained why Lagos is trying to reduce agent fraud through registration. |
| Corporate Affairs Commission (CAC) | Nigeria's official corporate registry. | We used it for verifying seller companies and SPVs. We warned about fake developers with no real registration footprint. |
| Lagos Land Use Charge Portal | Official Lagos platform for property charges. | We used it to flag ongoing annual property charges. We highlighted it as a common surprise cost foreigners miss. |
| FIRS Stamp Duty Portal | Official government portal for stamp duty administration. | We used it to explain that stamping is not optional paperwork. We showed where government expects payments to route. |
| LIRS Stamp Duty Schedule | Official Lagos revenue authority fee document. | We used it to help buyers sanity-check duty claims. We referenced it to reduce susceptibility to made-up fee scams. |
| PwC Nigeria Stamp Duty Guide | Major professional services firm with structured technical explainer. | We used it to translate stamp duty into plain English. We cross-checked government portal information against professional interpretation. |
| Premium Times (EFCC Alerts) | Major Nigerian newsroom reporting official EFCC warnings. | We used it to show scams are actively flagged by authorities. We warned about property investment wrappers that are actually financial fraud. |
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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