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Property Guide

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Property Guide

Lagos Flood Guide: Areas That Flood & How Bad (2026)

In Lagos, flooding is a street-by-street risk, not a district label. The areas government agencies named in the September 2026 flood alert — Eti-Osa, Lagos Island, Oke-Ira Nla in Ajah, Kirikiri, Isheri North and the Ogun River corridor towns — face the most serious, sometimes house-threatening flooding, while most established districts face street flooding that drains in hours. Wherever you rent, inspect in the rain and ask neighbours, because one street floods and the next stays dry.

Laide Matthews · 6 October 2026 · 6 min read

Property Guide

Cost of Perfecting Title in Lagos: Full Breakdown (2026)

Perfecting title in Lagos — taking your purchase from a signed deed to fully registered, government-recognized ownership — costs roughly 3% of the state's assessed Fair Market Value in statutory fees (consent fee, CGT, stamp duty, registration), plus legal fees and smaller charges. Under the May 2026 Blue Book revaluation, those 3% now apply to much higher values: budget ₦40–₦90 million for a typical Lekki Phase 1 plot and ₦100–₦250 million in Ikoyi.

Laide Matthews · 1 June 2026 · 3 min read

Property Guide

Can Government Revoke Your C of O? Land Rights Explained

Yes. Under the Land Use Act, the Governor can revoke your Certificate of Occupancy — which evidences a right of occupancy — for overriding public interest or for breach of its terms. That power is not unlimited: the notice must be properly given, a stated public purpose must be genuine and clearly outlined, and compensation rules under Section 29 apply to public-purpose revocations.

Laide Matthews · 29 May 2026 · 8 min read

Property Guide

Right of Way & Setbacks: Lagos Planning Rules for Builders

Before you build in Lagos, treat right of way and setbacks as hard lines, not suggestions. Highways, rail lines, power lines, pipelines and water bodies all carry reserved corridors measured from the centre line or edge, and a separate building setback — commonly 6 metres at the front for residential buildings with 3 metres airspace at the sides and rear — applies on your own plot. Build inside either one and LASBCA can stop the work, seal the site, and order removal.

Laide Matthews · 28 May 2026 · 8 min read

Property Guide

When Government Acquires Your Land: Compensation Reality in Lagos

Yes, the Lagos State Government can acquire your land for overriding public interest under the Land Use Act, but compensation is not open-market value for the bare land. Under Sections 28 and 29, you are mainly paid for unexhausted improvements — buildings at replacement cost less depreciation, crops at prescribed value, and for the land itself only rent paid in the year of revocation.

Laide Matthews · 27 May 2026 · 7 min read

Property Guide

Buying from a Family: Executors, Principal Members & Court Orders

A family sale in Lagos is valid only when the right people consent: for family land, the family head plus principal members; for a deceased person's property, executors or administrators acting under a grant of probate or letters of administration, with all co-executors concurring for real property unless the court orders otherwise. Buy from one member alone and a court can set the sale aside. This is general information, not legal advice.

Laide Matthews · 26 May 2026 · 6 min read

Property Guide

Recovery of Premises: The Lagos Court Process Explained

To recover premises lawfully in Lagos you must determine the tenancy with a valid notice to quit (unless it already expired), serve a seven days' notice of intention to recover possession, then file in the Magistrates' Court or High Court and enforce only through the court's judgment. Self-help eviction is an offence. This is general information, not legal advice — court practice changes, so confirm current procedure with your lawyer.

Laide Matthews · 25 May 2026 · 6 min read

Property Guide

Quit Notice Rules in Lagos: Notice Periods by Tenancy Type

Under Section 13 of the Lagos State Tenancy Law 2011, if your tenancy agreement says nothing about notice, a yearly tenant gets six months' notice to quit, a monthly tenant gets one month, and a weekly tenant gets one week. If your agreement sets its own notice period, that clause usually governs. Forced eviction without a court order is illegal — this post is general information, not legal advice.

Laide Matthews · 24 May 2026 · 6 min read