Estate Infrastructure Promises vs Reality: What to Inspect Before Paying a December Deposit
- Zikan Realtors
- Dec 16, 2025
- 3 min read
December is when infrastructure promises peak—and buyer vigilance drops.
Festive timelines, end-of-year urgency, and glossy brochures combine to create a dangerous gap between what estates promise and what buyers actually receive. By January, deposits are paid, leverage is lost, and the truth about roads, drainage, power, and security begins to surface.
At Zikan Prop Solutions, we conduct pre-deposit infrastructure audits for clients because we know one thing: once money enters a developer’s account in December, inspection power evaporates.
This article breaks down what to physically inspect—not what to be told—before paying a December deposit, using Lagos-specific realities buyers often overlook.
Why December Is Peak Infrastructure Misinformation Season
Developers are under pressure to:
Close year-end sales
Reduce unsold inventory
Lock buyers into 2025 payment schedules
Infrastructure promises become future-tense heavy:
“Roads are coming.”“Drainage is in phase two.”“Power infrastructure is approved.”
Approval is not execution.
1. Road Access: Inspect Continuity, Not Just the Estate Gate
Many estates showcase pristine internal roads while ignoring external access reality.
What to Inspect:
Road continuity from major artery to estate gate
Seasonal flood marks
Government vs private road ownership
Zikan Rule:If you can’t drive in comfortably during peak rainy season, appreciation and rental demand will suffer—regardless of internal finishing.
2. Drainage: The Most Lied-About Infrastructure
Drainage is invisible—until it fails.
Red Flags:
Shallow or open drain channels
No discharge direction
Drainage ending abruptly at estate boundary
What We Physically Check:
Gradient slope
Outflow connection
Evidence of water movement
December inspections must anticipate April–July rainfall reality.
3. Power: Generator Promises vs Grid Reality
“24/7 power” often means diesel dependency, not grid integration.
Inspect:
Transformer installation stage
Load capacity vs projected occupancy
Generator ownership model (estate vs residents)
Cost Reality:High service charges erode rental yield faster than poor location.
4. Water Infrastructure: Borehole ≠ Potable Supply
Many estates drill boreholes without:
Water testing
Treatment systems
Pressure distribution planning
Inspect:
Storage tank capacity
Pump redundancy
Treatment infrastructure
Buyers discover water issues only after full occupancy—when fixes are expensive.
5. Security: Promises vs Personnel Reality
Security is often marketed emotionally.
Inspect:
Physical fencing completion
CCTV coverage (installed, not promised)
Guard rotation and management structure
A gate without systems is cosmetic.
6. Phasing Strategy: The Silent Value Killer
Estates built in phases often prioritize new sales over existing buyers.
Ask:
Which phase funds infrastructure?
What infrastructure is phase-locked?
Are earlier buyers subsidizing later development?
December buyers often enter unfinished phases with extended timelines.
7. Title Infrastructure Alignment
Infrastructure without title clarity is decorative.
Verify:
Title coverage over infrastructure corridors
Government setbacks affecting roads or drainage
Alignment with approved layouts
Infrastructure on disputed land will be abandoned—eventually.
The Zikan Pre-Deposit Audit Advantage
Before clients pay deposits, we:
Conduct physical infrastructure inspections
Validate execution vs approvals
Model long-term operational costs
Stress-test developer timelines
This is how buyers avoid December regret.
Final Thought
Infrastructure promises are cheapest in December—and most expensive in reality.
If you’re considering a December deposit, inspect like January consequences matter—because they do.
Speak with Zikan Prop Solutions before paying any deposit. Inspection first. Emotion last.
🏢 Zikan Prop Solutions
🥇 Certified Real Estate Consultant | Multi Award-Winning Realtor
Helping you make the best real estate purchase & investment decisions.
📱 +234 703 000 3514
📲 IG: @zikanpropsolutions
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