C of O vs Excision vs Gazette: Land Titles in Lagos Explained

TL;DR: A C of O is the strongest land title in Lagos — a government-issued certificate of occupancy, usually for 99 years. Excision means the government released the land back to the original family or community. The gazette is the official publication proving that excision happened. All three can be safe to buy, but only after you verify each one independently.

If you're buying land in Lagos, you'll hear three phrases on repeat: "it has C of O," "it's excised," and "it's in the gazette." Sellers throw them around like they all mean the same thing. They don't.

I've watched buyers lose millions because they nodded along to "excised" without asking what was actually excised, from whom, and whether anyone wrote it down. Let's fix that.

What a C of O Actually Is

C of O stands for Certificate of Occupancy. It's the Lagos State Government saying, in writing, "we grant you the right to occupy this land for 99 years."

It's the gold standard. Banks accept it as collateral. Courts respect it. When you hold a genuine C of O, your ownership is about as solid as land ownership gets in Nigeria.

But here's what sellers won't tell you: a C of O belongs to a specific plot, issued to a specific person or entity. "This estate has C of O" means nothing until you confirm the C of O covers the exact plot you're buying — not the one three streets away. Always verify at the Lagos Land Registry in Alausa.

What Excision Means

Under the Land Use Act of 1978, all land in Lagos technically belongs to the government. Every single plot. That's the starting point most buyers don't know.

Excision is the government carving out a portion of that land and handing it back to the original owners — usually a family or community. The land is "excised" from government acquisition.

Excised land is legitimate. Plenty of solid estates in Lagos sit on excised land. The danger is that "excised" is also the easiest thing for a seller to claim without proof. Anyone can say it. Fewer can show it.

What the Gazette Is

The gazette is the government's official diary. When Lagos State approves an excision, it publishes the details — the community, the location, the boundaries — in the Lagos State Gazette.

Think of it this way: excision is the decision, the gazette is the receipt.

If a seller says "the land is excised" but can't point to a gazette entry, treat the claim as unverified. A proper gazette reference includes a volume, page, and date. Your lawyer can confirm it.

One more thing people get wrong: the gazette is not a title you own. It's evidence that excision happened. You can't frame a gazette page and call yourself a landowner — though I've met sellers who basically try.

So Which One Should You Buy?

Here's my honest ranking, as of 2026:

1. Land with a genuine, verified C of O. Safest, simplest, most expensive. Worth the premium if you can afford it.

2. Land with excision properly published in the gazette. Safe, provided your lawyer confirms the gazette entry covers your exact plot and the survey plan is charted at the Surveyor General's office. Most mid-range estates in Ibeju-Lekki and Epe fall here.

3. Land with excision claimed but not gazetted. Walk away until it's proven. This is where the horror stories live.

4. Land under government acquisition. Don't touch it unless you enjoy funding the government's demolition budget.

Notice what I didn't say: "only buy C of O land." That's bad advice. It would price you out of most of the growth corridors where the real appreciation is happening. The right question isn't "does it have a C of O" — it's "can every claim about this title be independently verified?"

The One Test I Run on Every Plot

Before I advise any client to pay for land, I ask for three things: the title document being claimed, the survey plan, and the name it's all registered under. Then I verify each one separately — the registry, the gazette, the Surveyor General's office.

If a seller gets impatient with that process, that's information too. The good ones expect it.

Frequently Asked Questions

Is it safe to buy land with only excision and no C of O in Lagos? Yes, if the excision is published in the gazette and your lawyer and surveyor verify it independently. Many functioning estates in Lagos are built on gazetted excised land. The risk is unverified excision claims, not excision itself.

How do I check if land is in the gazette? Your lawyer checks the Lagos State Gazette records, ideally matching the gazette reference the seller provides against official publications. You can also start with a preliminary check on LAGIS (the Lagos Geographic Information System) before the formal search.

Can I get a C of O on excised land? Yes. A community or family holding excised, gazetted land can apply for a C of O to strengthen the title. Individual buyers typically perfect their interest through Governor's Consent instead. Your lawyer will advise which path fits your situation.

What's the difference between a C of O and Governor's Consent? A C of O is the government's grant of occupancy rights — the title itself. Governor's Consent is the government's approval of a transfer of an existing interest, like when you buy land from someone who already holds a C of O. You often need both: the C of O proves the seller's title, the consent perfects yours.

How long does it take to get a C of O in Lagos in 2026? Straightforward, undisputed applications typically take 21 to 60 days since the Lagos Lands Bureau digitized the process. Disputed parcels or land with excision complications take considerably longer. Confirm timelines with your lawyer for your specific case.