How Much Does It REALLY Cost to Buy Land in Nigeria? (Full Breakdown for Diaspora Investors)
- Zikan Realtors
- Dec 5, 2025
- 4 min read
Buying land in Nigeria can be one of the smartest wealth-building decisions for Nigerians in the diaspora — but only when you understand the TRUE total cost.Most people only budget for land price, and then get shocked by the additional fees that show up later.
This guide breaks everything down with real numbers, plain English, and diaspora-specific advice.
Base Land Price (The Advertised Price)
This is the price you see on flyers, WhatsApp broadcasts, or brochures.
But it is ONLY the starting point.
Land price depends on:
Location (Lagos Island vs Mowe are not the same)
Title (C of O, excision, gazette, village land)
Demand
Proximity to development
Purpose (residential, commercial, land banking)
Typical Ranges (2025):
Lagos Mainland outskirts: ₦1.5m – ₦12m
Ibeju-Lekki / Epe: ₦3m – ₦50m
Lagos Prime: ₦60m – ₦300m+
Abuja: ₦5m – ₦150m
Port Harcourt: ₦3m – ₦40m
Survey Fee (₦300k – ₦1.5m)
A survey maps out your land on the government grid. It’s compulsory — you cannot process any title without it.
Cost depends on:
State
Land size
Location
Registered surveyor used
Diaspora Tip:Always use a registered surveyor, not the developer’s “survey team”.
Deed of Assignment (₦50k – ₦500k)
This is the legal document that transfers ownership to you.
Who prepares it?
Often a lawyer
Sometimes the developer’s legal team
Cost varies depending on:
The estate
Whether your lawyer prepares it or theirs
Diaspora Tip:Use YOUR OWN lawyer to review all documents.
Development / Infrastructure Fee (₦500k – ₦10m+)
This is where most diaspora buyers get shocked.
It covers:
Road construction
Drainage
Gatehouse
Security
Landscaping
Electrification
Water systems
Many estates charge this AFTER you pay for the land.
Be sure to ask:“Is development fee included in the land price?”
Plot Demarcation & Allocation Fees (₦50k – ₦300k)
This covers:
Plot identification
Physical allocation
Demarcation
Documentation of coordinates
Some developers call it “allocation fee”.
Documentation / Administrative Fees (₦30k – ₦150k)
Internal paperwork that covers:
File opening
Admin processing
Printing
Verification
Small amount, but it adds up.
Governor’s Consent (₦1.5m – ₦6m depending on state)
This is one of the MOST expensive parts of owning land.If your land has excision or deed, you will need Governor’s Consent to strengthen your title.
The cost includes:
Charting fee
Stamp duties
Consent fee
Registration fee
Assessment fee
Diaspora Tip:Do NOT attempt this yourself — use your real estate consultant + lawyer.
Agency Fee (₦0 – ₦10%)
If you use a REAL estate consultant (not a marketer):
Some charge a commission
Some earn from developer commissions
Some charge consultation fees
Always ask upfront:“Is your consultation fee included or separate?”
Building Plan Approval (If you intend to build)
This can cost ₦300k – ₦2m+, depending on:
State
Type of building
Number of floors
FULL COST EXAMPLE (REALISTIC 2025 DIASPORA SCENARIO)
Let’s say you’re buying land worth ₦10,000,000 in Lagos.
Your full cost may look like this:
Item | Estimated Cost |
Land Price | ₦10,000,000 |
Survey | ₦600,000 |
Deed | ₦150,000 |
Development Fee | ₦2,500,000 |
Allocation Fee | ₦100,000 |
Documentation/Admin | ₦80,000 |
Governor’s Consent | ₦3,000,000 |
TOTAL REAL COST | ₦16,430,000 |
A 10M plot can easily become 16–18M.
WHAT DIASPORA BUYERS MUST ALWAYS ASK (MANDATORY 7 QUESTIONS)
“What EXACTLY is included in the land price?”
“What hidden or future fees should I budget for?”
“Is development fee included?”
“What is the survey cost and can I use my own surveyor?”
“What title does the land currently have?”
“What title will I get after paying?”
“Can I speak with your legal department before paying?”
If the consultant cannot answer clearly — walk away.
DIASPORA RED FLAGS TO WATCH OUT FOR
❌ They pressure you to “pay before verification”
❌ No physical address or office
❌ No RC number
❌ Price too cheap for the area
❌ They refuse site inspection
❌ They can’t explain the title properly
❌ They avoid talking about development fees
If you see ANY of these — run.
FINAL TAKEAWAY
Buying land in Nigeria is one of the fastest paths to wealth for Nigerians in the diaspora — but only when you understand ALL the costs involved.
A trustworthy real estate consultant will:
Give you ALL fees upfront
Break down timelines
Arrange verification
Link you with a lawyer
Protect you from hidden charges
Transparency is the true luxury in Nigerian real estate.
🏢 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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