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Finding affordable land in Lagos requires understanding the stark price differences between mainland and island areas.
The cheapest areas to buy land in Lagos as of September 2025 are Ikorodu, Badagry, Amukoko, and Epe, where plot prices range from ₦500,000 to ₦5,000,000 depending on location and development level. These mainland areas offer significantly better value than island locations like Victoria Island or Ikoyi, where land can cost over ₦3.5 million per square meter.
If you want to go deeper, you can check our pack of documents related to the real estate market in Nigeria, based on reliable facts and data, not opinions or rumors.
Land prices in Lagos vary dramatically between mainland and island areas, with the cheapest options found in emerging mainland neighborhoods.
Infrastructure development is the primary driver of land value appreciation, making areas like Epe and Ibeju-Lekki attractive for future growth despite current affordability.
| Area | Price Range per Plot | Key Features |
|---|---|---|
| Ikorodu | ₦500,000 - ₦1,000,000 | Cheapest option, emerging development |
| Badagry | ₦500,000 - ₦3,000,000 | Tourism potential, infrastructure projects |
| Epe | ₦800,000 - ₦5,000,000 | Rapid development, good growth prospects |
| Amukoko | Below ₦1,000,000 | High-density residential zoning |
| Ibeju-Lekki | ₦1,500,000 - ₦10,000,000 | Major infrastructure projects nearby |
| Banana Island (comparison) | Over ₦210,000,000 | Premium island location |
What is the current average price per square meter for land in Lagos?
The average price per square meter for land in Lagos in 2025 ranges from ₦200,000 in emerging areas to over ₦1,000,000 in premium locations.
Premium locations like Ikoyi and Victoria Island command the highest prices, with land on Banana Island reaching up to ₦3.5 million per square meter. These island areas represent the most expensive real estate in Lagos due to their established infrastructure, proximity to business districts, and limited land availability.
Mainland Lagos offers significantly more affordable options, with emerging neighborhoods providing plots for as little as ₦500,000 to ₦1,000,000 per plot. These plots typically range from 300 to 600 square meters, making the effective price per square meter much lower than island locations.
The price variation depends heavily on location, infrastructure development, and zoning regulations. Areas with ongoing or planned infrastructure projects tend to have higher prices due to anticipated value appreciation.
What are the specific areas or neighborhoods in Lagos known for having the lowest land prices?
The neighborhoods with the lowest land prices in Lagos are concentrated in mainland areas with less developed infrastructure.
The most affordable areas include:
- Ikorodu: ₦500,000–₦1,000,000 per plot in less-developed zones, making it the cheapest option for land buyers
- Badagry: ₦500,000–₦3,000,000 per plot, with major tourism and infrastructure projects underway
- Amukoko: Often below ₦1,000,000 per plot, though zoned primarily for high-density residential use
- Epe: ₦800,000–₦5,000,000 per plot, experiencing rapid development due to infrastructure expansion
- Ayobo/Ipaja and Mowe/Ofada: ₦900,000–₦4,000,000 per plot in border areas between Lagos and Ogun states
These areas offer the best value for money, though buyers should consider future development potential and infrastructure plans when making investment decisions. It's something we develop in our Nigeria property pack.
Are there any up-and-coming areas in Lagos where land is still cheap but expected to rise in value soon?
Epe, Ibeju-Lekki, and Ikorodu are the three most promising up-and-coming areas where land remains relatively affordable but shows strong potential for value appreciation.
Epe is experiencing rapid transformation due to the Dangote Refinery and related industrial projects. The area benefits from improved road networks and proximity to major commercial developments, making it attractive for both residential and commercial investment.
Ibeju-Lekki stands out due to the Lekki Free Trade Zone and ongoing coastal highway development. The Lagos-Calabar Coastal Road project will significantly improve accessibility, while the free trade zone attracts international businesses and workers requiring housing.
Ikorodu benefits from its strategic location and ongoing government infrastructure investments. New road connections and public transport improvements are making the area more accessible to central Lagos, driving demand for residential properties.
These areas offer the best combination of current affordability and future growth potential, though investors should act quickly as prices are already beginning to rise due to increased development activity.
What factors are influencing land prices in Lagos right now?
Infrastructure expansion is the single most important factor driving land price changes in Lagos as of September 2025.
| Factor | Impact Level | Specific Examples |
|---|---|---|
| Infrastructure Development | Very High | Coastal highway, new bridges, public transport |
| Location (Island vs Mainland) | Very High | Island commands 300-500% premium over mainland |
| Proximity to Business Districts | High | Victoria Island, Ikoyi, Lagos Island accessibility |
| Government Zoning Policies | High | Residential, commercial, agricultural designations |
| Market Speculation | Medium | Investor focus on "hotspot" areas |
| Industrial Projects | Medium | Dangote Refinery, Lekki Free Trade Zone |
Government regulations for land use and zoning significantly affect pricing, as commercial-zoned land commands higher prices than residential or agricultural plots. Recent policy changes favoring mixed-use development have increased demand in certain areas.
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What are the land prices in mainland Lagos compared to the island areas?
Mainland Lagos offers significantly cheaper land options compared to island areas, with price differences often exceeding 300-500%.
Mainland areas typically range from ₦500,000 to ₦20,000,000 per plot in emerging and affordable neighborhoods. These plots usually span 300-600 square meters, making them accessible to middle-income buyers and small-scale investors.
Island areas command premium prices, with elite zones like Ikoyi, Victoria Island, and Banana Island reaching ₦1,000,000 to ₦3,500,000 per square meter. A typical 600-square-meter plot on Banana Island can cost over ₦210,000,000, representing the absolute premium end of the Lagos land market.
Mid-tier island zones like Lekki Phase 1 offer relatively more affordable options at ₦900,000–₦1,500,000 per square meter, but these prices are rising quickly due to increased demand and limited supply. Even these "affordable" island options cost significantly more than the most expensive mainland areas.
The price differential reflects infrastructure quality, accessibility to business districts, exclusivity, and established property values on the island versus developing mainland areas.
How do land prices in Lagos compare to other major cities in Nigeria, like Abuja?
Lagos premium areas are generally more expensive than Abuja, though the comparison varies significantly by specific location within each city.
Abuja's prime areas average ₦1,000,000–₦1,300,000 per square meter, which falls somewhat below premium Lagos island prices but exceeds most Lagos mainland rates. A typical 600-900 square meter plot in prime Abuja locations costs ₦60,000,000–₦100,000,000.
Lagos island areas like Banana Island exceed Abuja prices significantly, reaching up to ₦3,500,000 per square meter. However, Lagos mainland areas offer much cheaper alternatives than anything available in central Abuja, with plots starting from ₦500,000 in emerging neighborhoods.
The key difference lies in the range of options available. Lagos offers both extremely expensive island properties and very affordable mainland alternatives, while Abuja's land market is more concentrated in the middle-to-high price range without the extreme affordable options found in Lagos mainland areas.
Is there a significant difference in prices between residential and commercial land in Lagos?
Commercial land typically costs 50-200% more per square meter than residential land due to higher development potential and stricter location requirements.
Commercial land commands premium prices because of location advantages, accessibility requirements, and higher return on investment potential. Commercial properties need proximity to business districts, major roads, and public transportation, limiting available locations and increasing competition.
Documentation, tax, and compliance costs are substantially higher for commercial properties. Commercial land buyers face additional regulatory requirements, higher tax rates, and more complex approval processes that increase total acquisition costs.
Return on investment expectations are greater for commercial land, justifying higher purchase prices. Commercial developments generate rental income, business revenue, or capital appreciation that typically exceeds residential property returns, though they require much higher initial capital investment.
Zoning restrictions also limit commercial land availability, as many areas are designated exclusively for residential use, creating scarcity that drives up commercial land prices in approved zones.
What is the minimum plot size for affordable land in Lagos?
The minimum plot size for affordable land in Lagos is usually 300–450 square meters, specifically targeting first-time buyers and low-budget investments.
These smaller plots make land ownership accessible to middle-income earners who cannot afford larger parcels. Developers often subdivide larger tracts into these manageable sizes to reach broader market segments and increase sales volume.
Plot sizes below 300 square meters are rare and often face zoning or building regulation challenges. Nigerian building codes typically require minimum setbacks and space allocations that make very small plots impractical for standard residential development.
Larger plots of 600-1,000 square meters are available but command proportionally higher prices, moving beyond the "affordable" category for most individual buyers. These larger sizes are typically targeted at developers or high-income individuals planning substantial construction projects.
The 300-450 square meter range represents the sweet spot for affordable land investment, providing enough space for residential development while remaining within reach of average Nigerian property buyers. It's something we develop in our Nigeria property pack.
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Are there areas in Lagos where land is available below the average price due to low demand or other factors?
Several areas in Lagos offer land below the city average price due to infrastructure limitations, distance from business centers, or development restrictions.
Ikorodu, Amukoko, Epe, Badagry, Mowe/Ofada, and sections of Ayobo/Ipaja consistently offer land below Lagos average prices. These areas have lower current demand due to less-developed infrastructure, longer commute times to central Lagos, or limited commercial amenities.
Infrastructure limitations significantly impact demand in these areas. Poor road conditions, limited public transportation, and inadequate utilities make these locations less attractive to buyers seeking immediate convenience, keeping prices below city averages.
However, these areas are targeted for future government expansion projects. The Lagos State government has announced infrastructure improvements, new road connections, and public transport extensions that will likely increase demand and prices in coming years.
Zoning restrictions also keep some areas affordable. Land designated for agricultural use or high-density residential development often costs less than mixed-use or commercial zones, though conversion may require additional government approvals and fees.
What are the legal or zoning restrictions in the cheapest areas for land in Lagos?
Zoning restrictions in the cheapest Lagos areas are strictly enforced, and buyers must verify intended land use before purchase to avoid legal complications.
Much of the cheapest land is zoned for agricultural use or high-density residential development, which limits construction options and may require government consent for conversion to other uses. Agricultural zoning typically prohibits commercial development or low-density residential construction without proper approvals.
Using land against its designated zoning can result in severe penalties including fines, forced demolition, or complete loss of property rights. Lagos State has become increasingly strict about zoning compliance, particularly in developing areas where unauthorized construction has created infrastructure problems.
High-density residential zoning allows apartment buildings and multi-family housing but may restrict single-family homes or commercial activities. Buyers planning specific types of development must confirm that their intended use matches the land's zoning designation.
Converting agricultural or residential land to commercial use requires obtaining government consent, environmental impact assessments, and infrastructure contributions that can add substantial costs to the original purchase price. These processes can take months or years to complete and are not guaranteed approval.
What are the additional costs involved in purchasing land in Lagos, such as taxes, legal fees, or registration?
Total transaction costs typically add 20–30% to the purchase price when buying land in Lagos, making proper budgeting essential for land acquisition.
| Cost Category | Percentage/Amount | Notes |
|---|---|---|
| Legal fees | 5-10% of purchase price | Attorney verification and documentation |
| Agency commission | 5% of purchase price | Real estate agent fees |
| Governor's Consent | 3–15% of purchase price | Lagos rates are highest in Nigeria |
| Registration fees | 1–5% of purchase price | Official government registration |
| Survey costs | ₦150,000–₦300,000 | Depends on zone and plot size |
| Stamp duty | 0.75–1.5% of purchase price | Federal government requirement |
| Community fees | 2–5% of purchase price | "Omo Onile" and local charges |
Land Use Charge represents an ongoing annual cost of 0.394% of the property's assessed value, payable to Lagos State government. This charge continues throughout ownership and increases with property value appreciation.
Governor's Consent is the single largest additional cost, ranging from 3-15% of the purchase price depending on location and property value. This mandatory approval legitimizes the transaction and provides legal protection for the buyer.
How does infrastructure development, like roads and transportation, affect land prices in Lagos?
Infrastructure development is the most powerful driver of land value appreciation in Lagos, often increasing prices by 200-500% in affected areas.
New and planned infrastructure projects directly boost nearby land values by improving accessibility and attracting commercial development. The Lagos-Calabar Coastal Road, new ferry terminals, and major highway expansions are opening previously isolated areas to investment and development.
Areas like Epe, Ibeju-Lekki, Badagry, and Ikorodu are experiencing rapid price increases due to infrastructure improvements. The Dangote Refinery has transformed Epe into a major industrial hub, while the Lekki Free Trade Zone has made Ibeju-Lekki attractive for both commercial and residential development.
Transportation improvements have the greatest impact on residential land values. New roads, bridges, and public transport connections reduce commute times to central Lagos, making previously unattractive areas viable for working professionals and families.
Government infrastructure announcements often trigger immediate price speculation, with land values rising even before construction begins. Investors actively monitor government infrastructure plans to identify areas likely to experience rapid appreciation. It's something we develop in our Nigeria property pack.
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.
The cheapest areas to buy land in Lagos are concentrated in mainland locations like Ikorodu, Badagry, and Epe, where infrastructure development creates significant potential for value appreciation.
Successful land investment in Lagos requires understanding zoning restrictions, budgeting for substantial transaction costs, and timing purchases to benefit from planned infrastructure improvements.
Sources
- BambooRoutes - Average Price per Square Meter Lagos Nigeria
- Nigeria Property Centre - Banana Island Land Prices
- Landary Properties - Best Places to Buy Cheap Land in Nigeria
- PropertyPro - Land for Sale in Lagos
- ThinkMint - Top 6 Locations for Cheap Land in Lagos
- BuyLetLive - Impact of Coastal Road on Real Estate
- Nimble Casa - Lagos Infrastructure Impact on Real Estate
- The African Vestor - Average House Price Nigeria
- The African Vestor - What to Know Before Buying Land Nigeria
- The African Vestor - Lagos Nigeria Property Taxes and Fees