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
If you're thinking about buying a house in Nigeria, understanding the real prices, extra costs, and market conditions is essential before making any decision.
Nigeria's housing market is unique because prices vary massively between cities, neighborhoods, and property types, so a single national average does not tell the full story.
We constantly update this blog post to reflect the latest data and market shifts.
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 Nigeria.
How much do houses cost in Nigeria as of 2026?
What's the median and average house price in Nigeria as of 2026?
As of early 2026, the average asking price for a house in Nigeria sits around ₦250 million (roughly $167,000 or €147,000), while the median-style estimate is closer to ₦300 million ($200,000 or €176,000).
The typical price range that covers most house listings in Nigeria runs from about ₦20 million to ₦500 million ($13,000 to $333,000, or €12,000 to €294,000), with Lagos and Abuja pushing the upper end significantly higher.
The median sits above the average because luxury listings in prime areas like Ikoyi and Maitama pull the overall average down relative to the clustering of high-value properties at the top of the market.
At the median price of ₦300 million in Nigeria, you can realistically expect a 3 to 4-bedroom detached house in a decent estate within Lagos mainland or an established Abuja suburb, though not in the ultra-prime island or central business districts.
What's the cheapest livable house budget in Nigeria as of 2026?
As of early 2026, the minimum budget for a livable house in Nigeria starts around ₦20 million to ₦40 million ($13,000 to $27,000, or €12,000 to €24,000) outside Lagos and Abuja, while entry-level livable houses in Abuja begin at about ₦90 million ($60,000 or €53,000) and in Lagos at around ₦110 million ($73,000 or €65,000).
"Livable" at this entry-level price point in Nigeria typically means a basic 2 to 3-bedroom bungalow or semi-detached house with functional plumbing and electricity, though often in areas with limited infrastructure and further from major job centers.
These cheapest livable houses in Nigeria are usually found in secondary cities like Ibadan, Port Harcourt, or Benin City, or in peri-urban areas such as Ikorodu, Badagry, Kubwa, and Lugbe.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Nigeria here.
How much do 2 and 3-bedroom houses cost in Nigeria as of 2026?
As of early 2026, a typical 2-bedroom house in Lagos averages around ₦110 million to ₦160 million ($73,000 to $107,000, or €65,000 to €94,000), while a 3-bedroom house in Lagos averages about ₦145 million ($97,000 or €85,000); in Abuja, 2-bedroom houses average ₦90 million to ₦95 million ($60,000 to $63,000, or €53,000 to €56,000) and 3-bedroom houses range from ₦120 million to ₦150 million ($80,000 to $100,000, or €71,000 to €88,000).
A realistic price range for a 2-bedroom house in Nigeria spans from about ₦40 million in emerging suburbs to ₦200 million in established neighborhoods ($27,000 to $133,000, or €24,000 to €118,000), depending heavily on location and title quality.
For a 3-bedroom house in Nigeria, the realistic price range extends from roughly ₦60 million in peripheral areas to ₦300 million in prime districts ($40,000 to $200,000, or €35,000 to €176,000).
The typical price premium when moving from a 2-bedroom to a 3-bedroom house in Nigeria is around 25% to 35%, though in prime Lagos and Abuja neighborhoods this jump can exceed 50% because extra bedrooms often come with larger plots and better finishes.
How much do 4-bedroom houses cost in Nigeria as of 2026?
As of early 2026, a typical 4-bedroom house in Lagos averages around ₦229 million ($153,000 or €135,000), while in Abuja prices vary significantly by district but generally fall between ₦180 million and ₦280 million ($120,000 to $187,000, or €106,000 to €165,000).
A realistic price range for a 5-bedroom house in Nigeria runs from about ₦250 million to ₦600 million ($167,000 to $400,000, or €147,000 to €353,000), with Lagos averaging around ₦420 million ($280,000 or €247,000) and prices climbing sharply in prime areas like Ikoyi and Maitama.
For a 6-bedroom house in Nigeria, the realistic price range spans from ₦400 million to over ₦700 million ($267,000 to $467,000+, or €235,000 to €412,000+), with Lagos averaging around ₦414 million and Abuja averaging ₦510 million to ₦550 million ($340,000 to $367,000, or €300,000 to €324,000).
Please note that we give much more detailed data in our pack about the property market in Nigeria.
How much do new-build houses cost in Nigeria as of 2026?
As of early 2026, a typical new-build house in Lagos averages around ₦290 million ($193,000 or €171,000), while in Abuja new-build houses average about ₦250 million ($167,000 or €147,000).
The typical percentage premium that new-build houses carry compared to older resale houses in Nigeria is around 12% in Lagos, meaning you pay roughly ₦30 million extra for a comparable newly constructed property, though this premium can reach 20% to 25% in high-demand estates where developers price in modern amenities and stronger title documentation.
How much do houses with land cost in Nigeria as of 2026?
As of early 2026, a typical house with a meaningful private plot in Nigeria ranges from ₦300 million to ₦800 million ($200,000 to $533,000, or €176,000 to €471,000) in established areas, with prices climbing into the billions of naira in prime locations like Ikoyi, Victoria Island, and Maitama where land scarcity drives the premium.
A "house with land" in Nigeria typically means a property with a private compound of at least 500 to 1,000 square meters, though in prime Lagos and Abuja neighborhoods even 400 square meters can command significant premiums due to extreme land scarcity.
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Where are houses cheapest and most expensive in Nigeria as of 2026?
Which neighborhoods have the lowest house prices in Nigeria as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Nigeria include Ikorodu, Alimosho, Agege, and Badagry in Lagos, and Kubwa, Lugbe, and the Karu axis in Abuja, all of which offer significantly cheaper options compared to prime districts.
The typical house price range in these cheapest neighborhoods runs from about ₦30 million to ₦100 million ($20,000 to $67,000, or €18,000 to €59,000) for a basic family home, though quality and infrastructure vary substantially within each area.
The main reason these neighborhoods have the lowest house prices in Nigeria is their distance from major employment centers combined with infrastructure gaps including inconsistent power supply, poor road conditions, and longer commute times, which pushes affordability-focused buyers to trade location convenience for cost savings.
Which neighborhoods have the highest house prices in Nigeria as of 2026?
As of early 2026, the top three neighborhoods with the highest house prices in Nigeria are Ikoyi (including Banana Island and Old Ikoyi), Victoria Island, and Eko Atlantic City in Lagos, plus Maitama, Asokoro, and Wuse 2 in Abuja.
The typical house price range in these most expensive neighborhoods starts at ₦500 million and can exceed ₦2 billion ($333,000 to $1.3 million+, or €294,000 to €1.2 million+), with ultra-luxury compounds on Banana Island sometimes reaching ₦5 billion or more.
The main reason these neighborhoods command the highest house prices in Nigeria is the extreme scarcity of land combined with strong title documentation, proximity to international schools and embassies, reliable infrastructure including private power and security, and consistent demand from high-net-worth Nigerians and diaspora investors.
The typical buyer in these premium neighborhoods is either a successful business owner, senior corporate executive, diaspora investor, or a multinational company purchasing for expatriate housing, often with cash purchases rather than mortgage financing.
How much do houses cost near the city center in Nigeria as of 2026?
As of early 2026, a typical house near the city center in Lagos (meaning Ikoyi, Victoria Island, and Lekki Phase 1) starts at around ₦350 million and can exceed ₦1 billion ($233,000 to $667,000+, or €206,000 to €588,000+), while in Abuja's city center (Maitama, Asokoro, and Wuse 2) similar prices apply with hundreds of millions of naira being common.
Houses near major transit hubs in Nigeria, which in practice means proximity to key arterial roads like the Lekki-Epe Expressway or Abuja's Ring Road, typically cost 15% to 25% more than comparable houses deeper inland, reflecting the value buyers place on reduced commute times.
Houses near top-rated schools in Nigeria, such as the American International School of Lagos (AISL), British International School, Grange School in Lagos, or American International School Abuja (AISA), typically fall within the ₦400 million to ₦1.5 billion range ($267,000 to $1 million, or €235,000 to €882,000) because these schools are located in already-prime neighborhoods.
Houses in expat-popular areas in Nigeria, specifically Ikoyi, Victoria Island, Lekki Phase 1, and Banana Island in Lagos, plus Maitama, Asokoro, Wuse 2, and Jabi in Abuja, range from ₦300 million to over ₦1 billion ($200,000 to $667,000+, or €176,000 to €588,000+) depending on size and exact location.
We actually have an updated expat guide for Nigeria here.
How much do houses cost in the suburbs in Nigeria as of 2026?
As of early 2026, a typical house in the suburbs of Lagos (areas like Ikorodu, Ibeju-Lekki, parts of Ajah, and Sangotedo) or Abuja (Kubwa, Lokogoma, Lugbe, and Dawaki) ranges from ₦100 million to ₦250 million ($67,000 to $167,000, or €59,000 to €147,000) for a family-sized 3 to 4-bedroom property.
The typical price difference between suburban houses and city-center houses in Nigeria is substantial, with suburban properties costing 40% to 60% less than comparable houses in prime districts, meaning you might pay ₦150 million in Ibeju-Lekki versus ₦400 million for a similar house in Lekki Phase 1.
The most popular suburbs for house buyers in Nigeria include Ibeju-Lekki and Ikorodu in Lagos (driven by new infrastructure and lower prices), plus Kubwa, Gwarinpa, and Dawaki in Abuja, where buyers accept longer commutes in exchange for more space and affordability.
What areas in Nigeria are improving and still affordable as of 2026?
As of early 2026, the top improving yet still affordable areas for house buyers in Nigeria include Ibeju-Lekki and Ikorodu in Lagos, plus Katampe edges, Guzape outskirts, and Dawaki in Abuja, all of which are seeing infrastructure investment and new estate development.
The current typical house price in these improving yet affordable areas ranges from ₦80 million to ₦200 million ($53,000 to $133,000, or €47,000 to €118,000), offering significant savings compared to established prime districts while still providing access to new construction and modern amenities.
The main sign of improvement driving buyer interest in these areas is active infrastructure development, including new road networks, commercial centers, and organized estate communities, combined with government attention to projects like the Lekki Free Trade Zone and rail extensions that promise better connectivity.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Nigeria.
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.
What extra costs should I budget for a house in Nigeria right now?
What are typical buyer closing costs for houses in Nigeria right now?
The estimated typical total closing cost for house buyers in Nigeria ranges from 3% to 12% of the purchase price, with Abuja/FCT transactions generally falling between 3% to 8% and Lagos transactions typically running 5% to 12% due to multiple government charge layers.
The main closing cost categories in Nigeria include title/consent/perfection fees (1% to 4%), stamp duties (1.5% to 3%), legal fees and due diligence searches (1% to 2%), and agent fees where applicable (typically 5% of the purchase price, often split between buyer and seller).
The single largest closing cost category for house buyers in Nigeria is usually the legal and title perfection process, which includes consent fees, conveyance charges, and document processing, especially when the title history requires additional searches or the property needs governor's consent for transfer.
We cover all these costs and what are the strategies to minimize them in our property pack about Nigeria.
How much are property taxes on houses in Nigeria right now?
The estimated typical annual property tax for a house in Nigeria varies by state, but in Lagos the main recurring charge is the Land Use Charge (LUC), which can range from ₦50,000 to ₦500,000+ per year ($33 to $333+, or €29 to €294+) depending on property value and classification, with prime properties paying significantly more.
Property tax in Nigeria is calculated differently by each state, but Lagos's Land Use Charge consolidates various land-based rates and is assessed based on the property's market value, location, and use classification, meaning residential properties in prime areas face higher annual bills than those in peripheral neighborhoods.
If you want to go into more details, we also have a page with all the property taxes and fees in Nigeria.
How much is home insurance for a house in Nigeria right now?
The estimated typical annual home insurance cost for a house in Nigeria ranges from 0.2% to 0.6% of the rebuilding value, meaning a house with a ₦200 million rebuilding value would cost roughly ₦400,000 to ₦1.2 million per year ($267 to $800, or €235 to €706) to insure.
The main factors that affect home insurance premiums for houses in Nigeria include the property's location (flood-prone areas cost more), rebuilding value, coverage type (building-only versus building plus contents), and whether you add specific perils like generator/electrical risks or broader comprehensive coverage.
What are typical utility costs for a house in Nigeria right now?
The estimated typical total monthly utility cost for a house in Nigeria ranges from ₦150,000 to ₦400,000 ($100 to $267, or €88 to €235) for mid-market areas, and can reach ₦400,000 to ₦1 million+ ($267 to $667+, or €235 to €588+) for larger houses in premium areas with heavy generator dependence.
The breakdown of main utility categories in Nigeria includes generator fuel and maintenance (often ₦80,000 to ₦300,000 monthly), private water supply via borehole or treated water (₦20,000 to ₦50,000), grid electricity when available (₦15,000 to ₦50,000), internet from multiple providers for reliability (₦20,000 to ₦50,000), and estate levies covering security and waste management (₦30,000 to ₦100,000+ monthly).
What are common hidden costs when buying a house in Nigeria right now?
The estimated total of common hidden costs that house buyers in Nigeria often overlook can add ₦1 million to ₦5 million ($667 to $3,333, or €588 to €2,941) or more to your purchase, depending on title complexity and property condition.
Typical inspection fees for house buyers in Nigeria range from ₦150,000 to ₦500,000 ($100 to $333, or €88 to €294) for a general house inspection, with specialist checks for structural, electrical, or damp issues costing ₦200,000 to ₦1 million ($133 to $667, or €118 to €588) depending on house size and depth of assessment.
Other common hidden costs beyond inspections when buying a house in Nigeria include extra legal searches and certified true copies (especially with messy title histories), perfection delays requiring additional follow-ups, estate or community levies for security and maintenance, and repair costs for issues discovered after moving in such as water ingress, wiring quality, or roof problems.
The hidden cost that tends to surprise first-time house buyers the most in Nigeria is the title perfection process, which can involve unexpected fees, multiple government office visits, and delays stretching months beyond initial expectations, turning what seemed like a straightforward purchase into a lengthy administrative exercise.
You will find here the list of classic mistakes people make when buying a property in Nigeria.
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What do locals and expats say about the market in Nigeria as of 2026?
Do people think houses are overpriced in Nigeria as of 2026?
As of early 2026, the general sentiment among locals and expats is that houses in Nigeria feel overpriced in naira terms, though many acknowledge that high construction costs, imported materials, and currency pressures make replacement values genuinely high.
Houses in Nigeria typically stay on the market for several months before selling, with well-priced properties in prime areas moving faster while listings with unrealistic asking prices or title complications can sit unsold for a year or more.
The main reason locals and expats give for feeling house prices are high is that asking prices have risen faster than incomes, with estimates of 15% to 25% year-over-year increases in 2025 driven largely by cost-push inflation rather than speculative demand, leaving many middle-income buyers priced out of neighborhoods they could previously afford.
Compared to one or two years ago, sentiment on house prices in Nigeria has shifted from frustration about rapid price spikes to cautious acceptance, as buyers now recognize that prices are unlikely to crash given persistent supply shortages and construction cost pressures, even if affordability remains a major concern.
You'll find our latest property market analysis about Nigeria here.
Are prices still rising or cooling in Nigeria as of 2026?
As of early 2026, house prices in Nigeria are still rising in naira terms, though the pace of increase is expected to moderate compared to the sharp gains seen in 2024 and 2025, with the market stabilizing rather than crashing.
The estimated year-over-year house price change in Nigeria for 2025 was approximately 15% to 25% nationally, with prime locations in Lagos and Abuja seeing the higher end of that range while emerging suburbs experienced more moderate growth.
Experts and locals expect house prices in Nigeria over the next 6 to 12 months to continue rising by roughly 5% to 15%, with fully developed high-end districts seeing slower appreciation and emerging areas linked to new infrastructure potentially achieving higher gains as construction costs remain elevated and supply shortages persist.
Finally, please note that we have covered property price trends and forecasts for Nigeria here.
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.
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 Nigeria, 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 We Trust It | How We Used It |
|---|---|---|
| PropertyPro Nigeria | One of Nigeria's largest real estate portals with transparent price statistics. | We used it to estimate average asking prices for houses nationwide and by bedroom count. We also used its "newly built" filters to calculate the new-build premium. |
| Nigeria Property Centre | Major Nigerian portal providing clear price ranges and median-based methodology. | We used it to triangulate averages and establish realistic price ranges. We also used their locality rankings to identify expensive and affordable neighborhoods. |
| NPC Market Trends | Explicitly states prices are calculated using medians, reducing outlier distortion. | We used it as our median proxy and for identifying most expensive localities in Lagos and Abuja. |
| Knight Frank Lagos Market Update | Global real estate consultancy with published research and clear market analysis. | We used it for neighborhood-level market context and to identify affordability migration patterns. |
| FCT AGIS | Official FCT administration source describing required fees and processes. | We used it to estimate buyer closing costs in Abuja including percentage-based conveyance fees. |
| Lagos Land Use Charge Portal | Official Lagos State Ministry of Finance portal for property taxation. | We used it to explain Lagos property tax reality and frame annual recurring cost budgeting. |
| Lagos LIRS Stamp Duty Rates | Published by Lagos tax authority with official schedule of rates. | We used it as the Lagos-specific backing for stamp duty budgeting in closing costs. |
| FIRS Stamp Duty Portal | Official federal entry point for stamp duty administration and guidance. | We used it to confirm stamp duty exists and is administered via official channels. |
| Nigeria Housing Market Forecasts | Specialized source for Nigerian real estate market projections and trends. | We used it for 2026 price growth expectations and market sentiment analysis. |
| Trading Economics Nigeria | Reliable economic data provider tracking inflation and macroeconomic indicators. | We used it to contextualize how inflation affects housing costs and construction prices. |
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