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
Nigeria's property market has seen fraudulent agents scam buyers out of millions of naira annually.
With the rapid growth of Lagos and Abuja real estate markets, fake property agents have become increasingly sophisticated in their schemes. As of September 2025, the Economic and Financial Crimes Commission (EFCC) reports that property fraud cases have increased by 34% compared to 2024, making due diligence more critical than ever.
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.
Protecting yourself from fake property agents in Nigeria requires verifying agent licenses through ESVARBON and AEAN, conducting thorough title searches at state land registries, and using professional escrow services for payments.
The key is never making direct cash payments to agents and always engaging qualified lawyers for document verification before committing any funds.
| Verification Step | Cost (₦) | Time Required |
|---|---|---|
| ESVARBON/AEAN License Check | Free | 1-2 days |
| Land Registry Title Search | 10,000-50,000 | 3-7 days |
| Lawyer Due Diligence | 50,000-150,000 | 5-14 days |
| Bank Escrow Setup | 5,000-25,000 | 2-3 days |
| Physical Site Verification | Transportation costs | 1 day |
How do I confirm if a property agent in Nigeria is licensed with ESVARBON or AEAN?
You can verify a property agent's legitimacy by checking their registration with the Estate Surveyors and Valuers Registration Board of Nigeria (ESVARBON) or the Association of Estate Agents in Nigeria (AEAN).
For ESVARBON verification, visit their official website and use the "Registered Members" database to search for an agent by name or registration number. If online results seem unclear, call ESVARBON directly or email their office for confirmation. Their contact details are available on the official government portal.
AEAN maintains a membership list on their website which you can access to confirm an agent's status. You can also verify membership through AEAN's official contact details, including their phone number and email address listed on their website. Both organizations update their databases regularly, so you should always cross-check recent membership status.
As of September 2025, legitimate agents in Lagos and Abuja typically display their ESVARBON or AEAN certificates prominently in their offices. Any agent who cannot provide clear registration details or becomes evasive when asked about their licensing should be avoided immediately.
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What online portals can I use to cross-check an agent's registration status in Nigeria?
Several official online portals allow you to verify property agent credentials in Nigeria's major markets.
The primary portal is the ESVARBON website, which maintains a searchable database of registered estate surveyors and valuers. You can search by agent name, registration number, or location to confirm their licensing status. The portal also shows when their registration expires and any disciplinary actions taken against them.
AEAN's official website provides a membership directory where you can verify if an agent belongs to this professional association. Large state governments, particularly Lagos State, provide searchable directories of licensed real estate agents through their official land ministry websites.
Lagos State's Electronic Certificate of Occupancy Verification Portal is particularly useful for cross-checking both agent credentials and property titles. The portal allows you to verify if an agent has been involved in any fraudulent activities or has had their license suspended.
Always use official government websites ending in .gov.ng or verified professional association sites. Avoid third-party verification services that charge fees, as legitimate government portals provide this information free of charge.
How can I verify property title authenticity at the state land registry?
Property title verification at Nigerian state land registries is a critical step that requires visiting the relevant registry office and requesting official documentation.
Visit the appropriate State Land Registry, such as the Alausa Land Registry in Lagos or the Federal Capital Territory Land Registry in Abuja. Request a "Land Search" or "Title Verification" service by providing specific property details including the plot number, location, and any existing title documents.
The registry will conduct a comprehensive check of all deeds including Certificate of Occupancy (C of O), Governor's Consent, and Deed of Assignment. In Lagos, you can also use the Lagos State Electronic Certificate of Occupancy Verification Portal to cross-check titles online before visiting the physical registry.
A complete land search typically costs between ₦10,000 and ₦50,000 depending on the state and the scope of the search. The process takes 3-7 working days and provides you with a comprehensive report showing the property's ownership history, any encumbrances, and ongoing legal disputes.
Never proceed with any property transaction without this verification, as forged titles are common in Nigeria's real estate market. The registry search is the only way to confirm legitimate ownership and clear title.
What steps should I take to confirm genuine ownership or power of attorney?
| Verification Step | Required Documents | Red Flags to Watch |
|---|---|---|
| Meet Property Owner | Original ID, Title Documents | Refuses in-person meeting |
| Power of Attorney Check | Notarized POA, Registry Certificate | Photocopied documents only |
| Lawyer Document Review | All original papers | Rushes legal process |
| Registry Verification | Land search results | Avoids registry checks |
| Identity Confirmation | Valid government ID | Suspicious identification |
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How do I check if a property has ongoing court cases or land disputes?
Checking for ongoing litigation is essential before making any property investment in Nigeria, where land disputes are particularly common in Lagos and Abuja markets.
Conduct an official "Land Search" at the state land registry, which will reveal any encumbrances, liens, or litigation history associated with the property. The search specifically checks for ongoing court cases, judgments, and any legal claims against the property.
Request recent litigation certificates from the relevant state land registry, particularly important in Lagos where property disputes are frequent due to the dense urban development. These certificates show any pending cases involving the property or its previous owners.
Engage a qualified lawyer with access to court records for in-depth legal background checks. They can search federal and state court databases for any mention of the property in ongoing or recently concluded cases. The lawyer's search should cover the High Court, Federal High Court, and any customary court proceedings.
As of September 2025, litigation certificates cost approximately ₦5,000-₦15,000 per property and take 2-5 working days to obtain. This small investment can save you from purchasing a property tied up in years of legal battles.
What agent behavior red flags should immediately alert me?
Several specific behaviors from property agents should raise immediate red flags and prompt you to terminate any discussions.
Agents who rush payment requests, especially those demanding immediate cash transfers or refusing to provide written receipts, are exhibiting classic fraud behavior. Legitimate agents understand that property transactions require time for due diligence and legal verification.
Refusal to provide written agreements, contracts, or detailed documentation is another major warning sign. Professional agents always work with proper paperwork and welcome legal review of all documents before any payment is made.
Agents who dodge legal verification steps, refuse to meet at a registered office, or avoid third-party professional involvement are likely operating fraudulent schemes. They may also pressure you to sign documents quickly without allowing time for legal review or independent verification.
Be particularly wary of agents offering "too-good-to-be-true" deals significantly below market rates, claiming urgent sales that require immediate action, or refusing to allow independent property inspections or surveys. These tactics are designed to prevent you from discovering the fraud before making payment.
How much should I budget for professional verification costs?
Professional verification costs in Nigeria's property market are reasonable investments that can prevent significant financial losses from fraudulent transactions.
Lawyer fees typically range from ₦50,000 to ₦150,000 per transaction for comprehensive due diligence, including document review, registry searches, and legal opinion. Top-tier legal firms in Lagos and Abuja may charge up to ₦200,000 for complex transactions involving high-value properties.
Land searches at state registries cost between ₦10,000 and ₦50,000 depending on the state and scope of the investigation. Lagos State searches tend to be more expensive due to the complexity of the land records and higher demand for verification services.
Additional costs include litigation certificates (₦5,000-₦15,000), survey verification (₦25,000-₦75,000), and bank escrow account setup fees (₦5,000-₦25,000). When using registered professionals, authenticity checks and document verification are typically bundled into the overall legal service fees.
As of September 2025, budgeting ₦100,000-₦250,000 for complete professional verification is standard for properties valued above ₦10 million in Lagos and Abuja markets.
Which banks provide safe escrow services for property transactions?
Several major Nigerian banks offer dedicated escrow services specifically designed for property transactions to eliminate direct cash dealings with potentially fraudulent agents.
GTBank, Zenith Bank, First Bank, and UBA provide custodial accounts and escrow services for real estate transactions. These services ensure that funds are only released when all legal requirements and property transfer conditions are met, protecting both buyers and legitimate sellers.
Access Bank and Stanbic IBTC also offer specialized real estate escrow products with dedicated relationship managers who understand property transaction requirements. Always confirm escrow services with the bank's compliance and legal department before proceeding with any transaction.
These banks typically charge 0.5% to 1.5% of the transaction value for escrow services, with minimum fees ranging from ₦50,000 to ₦100,000. The service includes document verification, fund custody, and controlled release based on pre-agreed conditions.
Some banks require both parties to maintain accounts with them, while others accept escrow instructions from non-customers. Third-party platforms like Paystack offer online escrow services, but you should verify their legal status and insurance coverage before using them for large property transactions.
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What essential documents must I review and keep copies of?
- Survey Plan: Current surveyor's plan showing exact property boundaries and dimensions
- Certificate of Occupancy (C of O): Government-issued title showing legal ownership rights
- Deed of Assignment: Legal document transferring ownership from seller to buyer
- Governor's Consent: Required approval for property transfers in most Nigerian states
- Tax Clearance Certificate: Proof that all property taxes have been paid to date
- Power of Attorney: If agent acts on behalf of owner, must be registered and notarized
- Land Search Results: Registry verification showing clear title and no encumbrances
- Payment Receipts: All financial transaction records with official stamps
How do I use Google Maps and site visits to verify property existence?
Physical verification through technology and on-site inspection is crucial for confirming that properties actually exist and match their descriptions.
Use Google Maps satellite view to check the property's exact location and compare it with the coordinates provided in legal documents. Recent satellite imagery can show if buildings exist, their approximate size, and surrounding infrastructure development.
During physical site visits, inspect property boundary pegs or markers and verify they match the survey plan dimensions. Check with immediate neighbors and local community leaders who typically know longtime property owners in Nigerian neighborhoods.
Request confirmation from local residents about the property's ownership history and any known disputes. In Nigeria, genuine property owners are usually well-known within their immediate community, especially in residential areas of Lagos, Abuja, and other major cities.
Cross-check the property against local development authority records for zoning compliance and building approvals. Take photographs of boundary markers, existing structures, and access roads to compare with any documentation provided by the agent.
Verify utility connections like electricity meters, water connections, and waste management services, as these typically require legitimate ownership documentation to establish and maintain.
What are reliable ways to identify fake online property listings?
Fake online property listings have become increasingly sophisticated on Nigerian platforms, requiring careful scrutiny of multiple factors before engaging with any agent.
Avoid listings with vague addresses, stock photos, or suspiciously low prices compared to similar properties in the same area. Legitimate listings provide specific addresses, recent photographs, and market-appropriate pricing for Lagos, Abuja, or other Nigerian cities.
Check agent credentials by requesting their ESVARBON or AEAN registration numbers and verify these through official portals. Fake agents often avoid providing specific licensing information or provide numbers that don't exist in professional databases.
Request live video tours or recent property videos rather than relying solely on photographs. Legitimate agents can easily provide virtual tours, while fraudulent ones often make excuses about site access or technical difficulties.
Be suspicious of agents who refuse phone calls, avoid office visits, or communicate only through WhatsApp or social media platforms. Professional agents maintain physical offices and are willing to meet clients in person for serious property discussions.
Fake profiles often show forced urgency, claiming multiple interested buyers or limited-time offers that pressure immediate decisions without allowing proper due diligence time.
Which authorities should I report fraud to and how do I file effectively?
If you become a victim of property fraud in Nigeria, multiple authorities can investigate and potentially recover your funds, but prompt reporting with proper documentation is essential.
The Economic and Financial Crimes Commission (EFCC) handles major financial fraud cases and has specialized units for real estate fraud. File complaints through their official portal at efccnigeria.org or visit any EFCC office with all relevant documents including receipts, communications, and fraudulent property documents.
Report to the Nigeria Police Force at the nearest police station, particularly the Commercial Crime units in Lagos and Abuja that specialize in property fraud. Provide copies of all correspondence, bank transfer receipts, and any contracts or agreements with the fraudulent agent.
File formal complaints with the relevant State Land Registry or Land Bureau where the alleged property is located. These agencies can investigate fraudulent title documents and coordinate with law enforcement for prosecution.
When filing reports, attach all evidence including WhatsApp conversations, email exchanges, bank transfer receipts, photocopies of fake documents, and any photographs or videos of properties. Request a formal case reference number and contact information for follow-up on your complaint.
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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.
Protecting yourself from fake property agents in Nigeria requires systematic verification through official channels and professional support.
Never make direct cash payments to agents, always use bank escrow services, and invest in proper legal due diligence to avoid the growing number of property fraud schemes targeting both local and international investors.
Sources
- Estate Surveyors and Valuers Registration Board of Nigeria
- Economic and Financial Crimes Commission
- Lagos State Government Land Registry
- Federal Capital Development Authority
- Association of Estate Agents in Nigeria
- Guaranty Trust Bank Escrow Services
- Zenith Bank Property Services
- Nigeria Property Market Analysis