Lagos Areas
Ikorodu Property Guide: Prices, Ferry Life & Why People Are Moving (2026)
Laide Matthews · 23 October 2026 · 4 min read
Land for Sale in Ikorodu: Prices by Area (2026)
Key takeaways
- Ikorodu land is two markets as of Oct 2026: town plots in Ebute asking ₦35M–₦40M, and growth plots in Imota and Igbogbo from ₦1M per 500sqm in new estates to ₦6M–₦7M in established pockets. The cheapest plot is not always the best buy — title, road access and ferry distance decide value.
Last updated: 24 October 2026 · Reviewed by Laide Matthews
Last reviewed: 24 October 2026
TL;DR: Ikorodu land is two markets as of Oct 2026: town plots in Ebute asking ₦35M–₦40M, and growth plots in Imota and Igbogbo from ₦1M per 500sqm in new estates to ₦6M–₦7M in established pockets. The cheapest plot is not always the best buy — title, road access and ferry distance decide value.
₦1M for a plot. That headline pulls people in.
Sometimes it is real. Sometimes it hides documentation fees, development levies, and a location an hour from the jetty on an untarred road. I have seen both. This post splits Ikorodu into the areas buyers ask me about, with current asking prices and what to verify.
How to read the prices
A "full plot" is often 600sqm, sometimes 648sqm. New estates sell 500sqm as a plot; half plots are 300–324sqm. Convert to per-sqm and ask if the price is land-only or total package. Your lawyer's search is not optional here.
Ebute and Igbogbo — inside town
This is the built-up side, closest to the ferry. Land here is to build and live, not just bank.
Asking examples as of Oct 2026: - Sholebo Estate, Ebute: one plot with a demolishable building, ₦40M, Registered Survey and Family Receipt. - Spring View Estate, Ebute: 786sqm distress listing, ₦35M. - Cornerstone Estate, Ebute-Igbogbo Road: half plot 60ft x 60ft, ₦35M, Registered Survey, Family Receipt and Deed of Assignment. - Ebute full plot with 2 mini flats, fenced: ₦60M.
Ajebo, off Oreta Road, Igbogbo is the middle ground: 500sqm in Royal Granduer Estate listed at ₦6,000,000 per plot, marketed on ferry access. Buildable, but not the densest core.
Imota — where the ₦1M plots live
Imota, east toward Agbowa and the Ikorodu-Sagamu corridor, is where developers open large estates.
The recurring listing in September–October 2026 was The Pineapples 2.0, Imota (C of O marketed): 500sqm ₦1,000,000, plus ₦350,000 documentation and ₦350,000 development = ₦1,700,000 total. One acre (6 plots) ₦5.5M plus ₦4.2M fees = ₦9.7M total.
Another Imota listing: 1,000sqm at ₦7,000,000, Survey and Deed.
Nigeria Property Centre's average for Ikorodu land was ₦3.5M across 107 listings in mid-September 2026. That mixes ₦1M fringe plots with ₦35M town plots — use it only as a sign of spread.
Imota suits land bankers who will wait for roads and neighbours. Developers cite Caleb University, Imota Rice Mill, LASUSTECH and the ferry terminal. It is a growth pitch, not a finished neighbourhood.
Title — what to expect
Inside town: Registered Survey, Family Receipt, Deed of Assignment. Some claim C of O — verify it. New Imota estates: estate-level C of O marketed, with Deed of Assignment to the buyer.
"Free from government acquisition" in an advert means nothing. Have your lawyer chart the survey and search at the Lagos registry, and confirm the family or estate can sell that exact plot.
Which area fits you?
Build in 1–2 years: Ebute, Igbogbo-Bayeku, Ajebo/Oreta Road. Pay more, avoid infrastructure surprises, check the road in rain.
Land-bank cheaply: Imota at ₦1M–₦1.7M total package. Verify layout, survey and C of O, and visit the site. Do not buy Imota from photos.
Want income soon: Land alone will not give it. A plot with an existing building needs a structural and tenancy check first.
Five checks before you pay
Chart the survey with a licensed surveyor. Drive the road on a weekday — "7 minutes to the ferry" often means the boat ride, not the drive to the jetty. Get the total package in writing; fees can add 50–70% on cheap plots. Get an allocation letter with plot number on the layout. Ask neighbours who sold adjoining plots and if any dispute is pending.
Prices move fast here; get a current check before you budget.
Frequently asked questions
How much is a plot of land in Ikorodu?
As of Oct 2026, Imota new estates ask ₦1M per 500sqm (₦1.7M total package), Ajebo Igbogbo ₦6M per 500sqm, and Ebute town plots ₦35M–₦40M. Confirm size and included fees.
Is Imota a good place to buy land?
Imota suits long-term land bankers who have verified the estate C of O, layout and access road. It is a growth corridor near Caleb University and Imota Rice Mill, not a finished area. Visit and search the title before paying.
What documents do I get when I buy land in Ikorodu?
Typically Registered Survey Plan and Deed of Assignment, with the family or estate receipt in the chain. In C of O estates you receive a Deed referencing the estate C of O. Have a lawyer verify at the registry.
How big is a full plot in Ikorodu?
Listings vary: 600sqm or 648sqm as a full plot, 500sqm in new estates, half plots 300–324sqm. Confirm exact sqm in the survey before comparing prices.
Can I build immediately on cheap Imota land?
Some estates market "buy and build," but infrastructure varies. Check if road, drainage and gate are built and if building approval is obtainable. A rainy-season visit answers more than a brochure.
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About the author
Laide MatthewsLagos Real Estate Consultant
Laide Matthews is a Lagos real estate consultant with a degree in Estate Management from Obafemi Awolowo University and experience across property sales, acquisition, leasing, management and advisory since 2019. Through BuyRentLagos, he writes about the questions that shape better property decisions in Lagos.
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