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
Buying property in Nigeria as a foreigner in 2026 is not impossible, but it requires serious attention to paperwork, verification, and local processes.
Most disasters happen when buyers treat Nigerian real estate like a handshake deal instead of a documentation business.
We constantly update this blog post to reflect the latest scams, regulations, and insider knowledge about the Nigerian property 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 Nigeria.
How risky is buying property in Nigeria as a foreigner in 2026?
Can foreigners legally own properties in Nigeria in 2026?
As of early 2026, foreigners can legally acquire property interests in Nigeria, but what you actually get is a "right of occupancy" (similar to a long-term lease) rather than absolute freehold ownership as you might expect in Western countries.
The main restriction is that all land in Nigeria is technically held "in trust" by state Governors under the Land Use Act of 1978, which means any transfer of land requires something called "Governor's Consent" to be legally valid.
Foreigners typically work through direct acquisition of a right of occupancy, or sometimes through setting up a Nigerian company, but in both cases the key is making sure the transfer is properly "perfected" (meaning registered and stamped) with the relevant state authority.
This system is different from what most foreigners expect, and skipping the Governor's Consent step is one of the most common ways buyers get into trouble later when they try to resell or mortgage the property.
What buyer rights do foreigners actually have in Nigeria in 2026?
As of early 2026, foreign buyers in Nigeria have the legal right to purchase a valid transferable interest, register that transfer with the state land authority, and enforce contracts through Nigerian courts if something goes wrong.
If a seller breaches a contract in Nigeria, a foreign buyer can technically sue for specific performance or damages, but the reality is that Nigerian courts are slow and outcomes can be inconsistent, so your best protection is airtight documentation upfront rather than relying on court rescue later.
The most common mistake foreigners make is assuming that a signed contract alone gives them strong protection, when in Nigeria your rights really depend on whether you can prove the seller's capacity, the property's clean status, and whether you have a properly stamped and registered instrument.
How strong is contract enforcement in Nigeria right now?
Contract enforcement in Nigeria exists and works, but compared to countries like the UK, Germany, or the US, you should expect significantly longer timelines and less predictable outcomes, with Nigeria ranking 120 out of 142 countries in the World Justice Project's Rule of Law Index.
The main weakness foreigners should know about is that even with a valid contract, getting a Nigerian court to enforce it can take years, and during that time a dishonest seller might complicate matters further, which is why smart buyers structure deals with staged payments and documentation milestones rather than paying everything upfront.
By the way, we detail all the documents you need and what they mean in our property pack covering Nigeria.
Buying real estate in Nigeria 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 Nigeria right now?
Are scams against foreigners common in Nigeria right now?
Real estate scams targeting foreigners in Nigeria are common enough that you should assume attempts will happen if you shop "open market" through WhatsApp listings, Instagram agents, or unvetted middlemen without proper lawyer-led verification.
The type of transaction most frequently targeted by scammers in Nigeria is undeveloped land sales (especially on the outskirts of Lagos in areas like Ibeju-Lekki, Epe, and Ogun State borders) because these properties often have complicated "family land" histories that are hard for foreigners to verify.
Scammers in Nigeria most commonly target foreign buyers who appear to be in a rush, who are willing to pay cash, or who rely on a "cousin" or informal agent instead of using a property lawyer for verification.
The single biggest warning sign that a deal may be a scam in Nigeria is pressure to pay quickly before you can complete registry searches, combined with excuses about why you cannot verify documents directly with the land authority.
What are the top three scams foreigners face in Nigeria right now?
The top three scams foreigners face in Nigeria in 2026 are: (1) fake title or fake seller scams where someone sells property they do not own using forged documents, (2) "omo onile" or family land traps where you buy land and then multiple "family representatives" appear demanding endless fees or you discover the land was sold to other buyers, and (3) consent and registration bypass schemes where sellers convince you to skip official perfection steps, leaving you unable to resell or defend your interest later.
The most common scam (fake title) typically unfolds like this: a scammer shows you a property, provides scanned or photographed documents that look official, pressures you to pay a deposit quickly "before another buyer takes it," makes excuses about why you cannot do a registry search yet, and then disappears after receiving your money.
The single most effective protection against each scam is: for fake titles, verify the seller and title through the official land registry and the CAC company search if a company is involved; for family land traps, never buy anything without a clean, verifiable "root of title" and excision or gazette proof; for consent bypass schemes, structure your payments so that final amounts only release when registration and stamping are complete.
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 Nigeria without getting fooled?
How do I confirm the seller is the real owner in Nigeria?
The standard verification process in Nigeria involves two layers: first confirming the seller's identity and legal capacity (especially checking company existence through the CAC public search portal if the seller is a developer or SPV), and second having your lawyer run an official title search at the relevant state land registry.
The official document foreigners should check is the Certificate of Occupancy (C of O) or the Governor's Consent document, but these must be verified directly through the state land authority's records, not just by looking at the paper the seller shows you.
The most common trick fake sellers use in Nigeria is showing scanned or photographed documents that cannot be independently verified, claiming "the original is with the lawyer" or "the owner is abroad," and this is common enough that you should treat any resistance to official verification as a major red flag.
Where do I check liens or mortgages on a property in Nigeria?
The official place to check liens or mortgages on a property in Nigeria is the state land registry where the property is located (for Lagos, this is increasingly accessible through the Lands Bureau system, and for Abuja it is the FCT Land Administration Department).
When checking for liens in Nigeria, you should request a full search certificate that shows all registered encumbrances, charges, caveats, or legal claims against the property, and make sure the search is recent (within 30 days of your intended transaction).
The type of encumbrance most commonly missed by foreign buyers in Nigeria is outstanding Land Use Charge arrears in Lagos, which can block a smooth transfer and become a nasty surprise at closing if you do not check the Lagos Land Use Charge portal before paying any deposit.
It's one of the aspects we cover in our our pack about the real estate market in Nigeria.
How do I spot forged documents in Nigeria right now?
The most common type of forged document used in Nigerian property scams is a fake or altered Certificate of Occupancy (C of O) or Governor's Consent, and this happens commonly enough that you should never trust any document without independent verification from the issuing authority.
Red flags that indicate a document may be forged in Nigeria include: a "certified true copy" that cannot be confirmed through the government workflow, survey plan numbers that do not validate through official channels, stamp duty "receipts" that are just screenshots or paid to personal bank accounts, and pressure to accept documents without letting your lawyer run formal searches.
The official verification method in Nigeria is to have your lawyer submit the document details to the relevant land authority for confirmation, and in Lagos you can increasingly use the state's digital land administration system to cross-check records against the Federal Stamp Duty portal for stamp authenticity.
Get the full checklist for your due diligence in Nigeria
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 Nigeria?
What hidden costs surprise foreigners when buying a property in Nigeria?
The three most common hidden costs that foreigners overlook when buying property in Nigeria are: Governor's Consent and perfection fees (which can run 3 to 6 percent of property value), outstanding Land Use Charge arrears in Lagos (which can be millions of Naira, or several thousand USD/EUR, depending on years of non-payment), and the full stack of stamp duty, registration, charting, and legal fees that together often total 8 to 15 percent of the purchase price.
The hidden cost most often deliberately concealed by sellers or agents in Nigeria is the true state of the title (whether Governor's Consent was ever obtained, or whether the property needs expensive "regularization"), and this is common enough that you should always budget an extra 5 to 10 percent beyond the quoted price as a documentation contingency.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Nigeria.
Are "cash under the table" requests common in Nigeria right now?
"Cash under the table" requests in Nigerian property transactions are common enough that you should expect to hear the suggestion at some point, especially when someone offers to "speed up paperwork" or help you "discount" the declared value of a property.
The typical reason sellers give for requesting undeclared cash payments in Nigeria is to reduce the official transaction value and therefore lower the stamp duty, capital gains tax, and consent fees that both parties would otherwise pay.
If a foreigner agrees to an undeclared cash payment in Nigeria, the legal risks include: losing your paper trail protection if a dispute arises, potential violation of anti-money laundering rules under SCUML/EFCC regulations that treat real estate as a high-risk sector, and being unable to prove the full value of your investment if you need to resell, mortgage, or defend your interest later.
Are side agreements used to bypass rules in Nigeria right now?
Side agreements to bypass official rules in Nigerian property transactions are common, and you should expect to be offered some version of "let's keep this part off the books" at least once during a typical purchase process.
The most common type of side agreement in Nigeria is value understatement, where the official contract shows a lower price than the actual amount paid, with the difference paid in cash or through a separate unrecorded transfer, all to reduce taxes and fees.
If Nigerian authorities discover a side agreement (especially during a later resale, mortgage application, or tax audit), the foreigner could face: rejection of title registration, back taxes with penalties, and in serious cases, investigation under anti-money laundering laws that can complicate your ability to do future business in Nigeria.
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 Nigeria in 2026?
Are real estate agents regulated in Nigeria in 2026?
As of early 2026, real estate agents in Nigeria operate in a split system where Estate Surveyors and Valuers are formally regulated through ESVARBON (Estate Surveyors and Valuers Registration Board of Nigeria), but many people calling themselves "agents" are simply informal middlemen with no license or professional oversight.
A legitimate real estate professional in Nigeria should be a registered Estate Surveyor and Valuer with ESVARBON certification, or at minimum should be able to show affiliation with the Nigerian Institution of Estate Surveyors and Valuers (NIESV).
Foreigners can verify whether an agent is properly licensed in Nigeria by asking for the agent's ESVARBON registration number and checking it against the board's records, or by requesting proof of NIESV membership, keeping in mind that many "agents" you meet will not have either credential.
Please note that we have a list of contacts for you in our property pack about Nigeria.
What agent fee percentage is normal in Nigeria in 2026?
As of early 2026, the normal agent fee for residential property sales in Nigeria is around 5 percent of the sale price for higher-value properties, with a broader market range of 3 to 10 percent depending on the city, property value, and negotiating dynamics.
The typical range that covers most transactions in Nigeria is 5 to 10 percent for sales, while for rentals Lagos State has been enforcing a 10 percent cap on annual rent for tenancy-related fees.
In Nigeria, the buyer traditionally pays the agent fee in most residential transactions, though professional norms increasingly push against "double charging" where an agent tries to collect from both sides, and you should clarify this before engaging any agent.
Get the full checklist for your due diligence in Nigeria
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 Nigeria?
What structural inspection is standard in Nigeria right now?
The standard structural inspection process in Nigeria for residential properties is not universally enforced, which means you must create your own inspection protocol and budget for it, especially for finished homes in Lagos or Abuja.
A qualified inspector in Nigeria should check: the foundation and load-bearing walls for cracks or settlement, the roof for leaks and structural integrity, electrical wiring and panel safety, plumbing and drainage systems, and for coastal or lagoon-adjacent areas like Lekki, Ikate, or Victoria Island in Lagos, extra attention to flood risk, salt corrosion, and drainage adequacy.
The type of professional qualified to perform structural inspections in Nigeria is a licensed civil or structural engineer, or an experienced building surveyor, and you should avoid relying on the seller's "in-house" inspector.
The most common structural issues inspections reveal in Nigerian properties include poor build quality hidden under fresh paint (cracks, damp, substandard electrical work), inadequate drainage leading to flooding during rainy season, and generator or inverter installation problems that create noise, fume, or fire hazards in dense areas like Ikeja, Surulere, or Yaba in Lagos.
How do I confirm exact boundaries in Nigeria?
The standard process for confirming exact property boundaries in Nigeria is to obtain the official survey plan, have your lawyer verify that survey plan through the relevant state surveyor-general's office, and then hire an independent surveyor to physically walk and confirm the boundaries on the ground before final payment.
The official document showing the legal boundaries of a property in Nigeria is the survey plan (also called "red copy" when certified), which should include coordinates and beacons that can be verified against government records, especially in Lagos where the state is pushing digital verification through its e-GIS system.
The most common boundary dispute affecting foreign buyers in Nigeria is discovering that the land you purchased overlaps with a neighbor's plot or with "family land" that was sold to multiple buyers, which is especially prevalent in rapidly developing areas on the outskirts of Lagos like Ibeju-Lekki, Ajah, and parts of Ogun State.
The professional you should hire to physically verify boundaries in Nigeria is a licensed land surveyor registered with the Surveyors Council of Nigeria, and you should insist on using someone independent rather than anyone recommended by the seller.
What defects are commonly hidden in Nigeria right now?
The top three defects that sellers commonly hide from buyers in Nigerian properties are: flooding and drainage problems (especially in parts of Lagos like Lekki, Ajah, Ikate, and Victoria Island where this is common), poor construction quality masked by fresh paint and cosmetic fixes (this is common), and title defects disguised as "we'll regularize later" promises (this is also common and often the most expensive to fix).
The inspection technique that helps uncover hidden defects in Nigeria includes visiting the property during rainy season to check for flooding, bringing an independent structural engineer to look behind cosmetic finishes, testing all electrical and plumbing systems under load, and most importantly, making title verification by your lawyer a non-negotiable condition before any payment.
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 Nigeria?
What do foreigners say they did wrong in Nigeria right now?
The most common mistake foreigners say they made when buying property in Nigeria is trusting an informal "agent" or family connection more than the actual documents, skipping proper registry verification because someone assured them "everything is fine."
The top three regrets foreigners most frequently mention after buying in Nigeria are: (1) not budgeting enough for the full perfection and registration costs (which often doubled what they expected), (2) buying "cheap" land that turned out to be cheap because the title was not properly regularized, and (3) paying cash to "speed things up" and then losing their paper trail protection when problems arose.
The single piece of advice experienced foreign buyers most often give to newcomers in Nigeria is: hire a property lawyer from day one, have that lawyer run all registry searches before you pay any deposit, and never let anyone rush you past the verification steps no matter how good the "deal" sounds.
The mistake foreigners say cost them the most money or caused the most stress in Nigeria is discovering after purchase that the property lacked proper Governor's Consent, which meant they could not resell, mortgage, or even fully defend their interest without paying substantial additional fees and navigating a bureaucratic process that took months or years.
What do locals do differently when buying in Nigeria right now?
The key difference in how locals approach buying property compared to foreigners in Nigeria is that experienced Nigerian buyers treat title verification as completely non-negotiable and will walk away from any deal where the seller resists proper searches, while foreigners often feel uncomfortable pushing back on someone who seems friendly and connected.
The verification step locals routinely take that foreigners often skip in Nigeria is checking the "root of title" (the full history of how the seller acquired the property and whether each previous transfer was properly consented and registered), which can reveal problems that a simple "current owner" check would miss.
The local knowledge advantage that helps Nigerians get better deals is knowing which specific neighborhoods have cleaner title histories (for example, older estates in Ikoyi or Ikeja GRA in Lagos, or Maitama and Asokoro in Abuja often have more straightforward documentation than newer developments on the Lagos-Ogun border), and understanding that Lagos State's push toward digital land administration through the e-GIS system is making it easier to verify properties that are already in the system.
Don't buy the wrong property, in the wrong area of Nigeria
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 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 it's authoritative | How we used it |
|---|---|---|
| Land Use Act of 1978 | It's the core federal law that governs all land ownership in Nigeria. | We used it to explain what foreigners actually buy (a right of occupancy, not freehold). We also used it to highlight where Governor's Consent creates risk. |
| ESVARBON | It's the statutory regulator for estate surveyors and valuers in Nigeria. | We used it to explain which real estate professionals are actually regulated. We used it to help readers distinguish licensed professionals from informal agents. |
| Lagos State e-GIS Portal | It's an official Lagos State Government announcement about land digitization. | We used it to show the direction of land administration reform in Lagos. We used it to build verification workflows specific to Lagos buyers. |
| CAC Company Search Portal | It's the official Corporate Affairs Commission search for Nigerian entities. | We used it to show how to verify if a developer or company actually exists. We used it to prevent common "fake company" scam patterns. |
| World Justice Project Rule of Law Index | It's a globally recognized cross-country rule of law benchmark. | We used it to explain contract enforcement risk in comparable terms. We used it to set realistic expectations about court timelines. |
| SCUML/EFCC Laws and Regulations | It's the official hub for Nigeria's anti-money laundering rules covering real estate. | We used it to explain why cash-heavy deals are high-risk in Nigeria. We used it to provide red flags that align with official AML expectations. |
| Lagos Land Use Charge Portal | It's the official Lagos State portal for property-based charges. | We used it to explain recurring obligations that can block transfers. We used it to design an arrears check step before paying any deposit. |
| Federal Stamp Duty Portal | It's the official portal for stamp duty administration in Nigeria. | We used it to confirm stamp duty is a real, payable obligation. We used it to help readers spot fake stamp duty receipts. |
| DLA Piper REALWORLD Nigeria | It's a major international law firm's regularly updated jurisdiction guide. | We used it to estimate unavoidable transaction taxes and fees. We used it as a cross-check against local fee claims. |
| Transparency International CPI 2024 | It's the globally cited corruption perceptions index with published methodology. | We used it to explain why informal fees and document forgery pressure can be elevated. We used it to motivate strict paper trail practices as self-defense. |
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.