Everything you need to know about purchasing property in Nigeria while living in the UK, US, Canada, or anywhere else. Legal framework, due diligence, documents, money transfer, and the mistakes that cost people everything.
Yes. Nigerian citizens, whether resident or not, can own land anywhere in Nigeria. The governing legislation is the Land Use Act of 1978, which vests all land in each state in the hands of the State Governor, who holds it in trust for the people. What you actually acquire when you "buy land" in Nigeria is not freehold ownership in the Western sense. You acquire a right of occupancy - either statutory (granted by the Governor, documented as a Certificate of Occupancy or C of O) or customary (recognised under local or traditional authority).
For diaspora buyers, the key implication is this: the strongest title you can hold is a Certificate of Occupancy (C of O) issued by the State Governor. When land changes hands, the new owner needs the Governor's Consent to the transfer, which is a separate process from the sale itself. Without Governor's Consent, your Deed of Assignment is valid between you and the seller, but it is not "perfected" against the state or third parties.
Non-Nigerian citizens can also own property, though some states require additional approvals. If you hold Nigerian citizenship or dual citizenship, there are no additional restrictions.
Before anything else, decide:
This is the single most important piece of advice in this entire article. Engage a Nigerian property lawyer before you start looking at land. Not after you find something you like. Before.
Your lawyer should be:
A good property lawyer will cost between 5% and 10% of the transaction value for a complete service (search, review, drafting, perfection). For a standard residential plot, expect to pay ₦500,000 to ₦2,000,000 depending on location and complexity. This is not the place to save money.
What your lawyer does: conducts a search at the Lands Registry to verify the seller's title, reviews all documents, drafts or reviews the Deed of Assignment, handles the application for Governor's Consent, and registers the transaction. Without a lawyer, you are flying blind.
Title verification is the process of confirming that the person selling you the land actually has the legal right to sell it, and that the land is free from encumbrances (government acquisition orders, court injunctions, competing claims).
Your lawyer should verify:
Your lawyer conducts these checks by performing a search at the State Lands Registry (where all title documents are filed), a search at the Surveyor General's office (to verify the survey plan), and in some cases a search at the local government planning authority (to confirm zoning and building approvals).
Never buy land you have not physically inspected. If you cannot travel, send a trusted representative - ideally your lawyer or a licensed surveyor, not a family member with no technical knowledge.
A physical inspection confirms:
Commission an independent survey by a licensed surveyor registered with the Surveyors Council of Nigeria (SURCON). The surveyor will produce a survey plan showing the exact coordinates and boundaries, and will check these against the seller's documents. Survey costs range from ₦150,000 to ₦500,000 depending on location and plot size.
Once your lawyer has verified the title and the survey confirms the land matches the documents, you negotiate the price and terms.
The sale is typically documented in a Deed of Assignment, drafted by your lawyer (not the seller's). Key clauses to include:
Never pay the full amount before the Deed is signed and stamped. A common structure is 10–20% deposit on signing, with the balance payable on completion of Governor's Consent or within an agreed timeline.
As a diaspora buyer, moving money into Nigeria for property purchase requires care. The Central Bank of Nigeria (CBN) regulates foreign exchange transactions, and you want a clean paper trail.
Options for transferring funds:
Never pay cash. Never pay to a personal account that is not documented in the Deed. Never pay without a receipt. Every payment should be traceable to the transaction.
After the Deed of Assignment is signed, the next step is to apply for Governor's Consent at the State Lands Bureau. Governor's Consent is the state's formal approval of the transfer of the right of occupancy from the seller to you.
Without Governor's Consent:
The process:
Timeline: Governor's Consent takes 3 to 12 months depending on the state. Lagos is typically slower (6–12 months). Some Southwest states like Oyo can be faster (3–6 months). Your lawyer should follow up actively.
Budget for these additional costs on top of the purchase price:
| Item | Typical cost |
|---|---|
| Legal fees (your lawyer) | 5–10% of purchase price |
| Survey / re-survey | ₦150,000 – ₦500,000 |
| Deed of Assignment (stamping) | 3% of declared value (stamp duty) |
| Governor's Consent fee | Varies by state; typically 3–6% of land value |
| Registration fee | ₦50,000 – ₦200,000 |
| Capital Gains Tax (seller's, but often negotiated) | 10% of profit on sale |
| Agency / finder's fee (if applicable) | 5–10% (usually paid by seller) |
In total, budget an additional 15–25% on top of the agreed purchase price for a fully perfected title. If anyone tells you the land price is "all-in," ask specifically what is excluded.
If you cannot travel to Nigeria for the transaction, you can grant a Power of Attorney (PoA) to a trusted person - typically your lawyer - to act on your behalf.
The PoA should be:
Caution: Only grant PoA to someone you trust completely - ideally your independent lawyer, not a family member who might have conflicting interests. PoA abuse is one of the most common sources of property fraud in Nigeria.
From the moment you decide to buy to the moment you hold a perfected title, expect:
Total: 5 to 18 months for a fully perfected title. The Governor's Consent stage is the bottleneck. Do not let anyone tell you the entire process takes "two weeks."
Buying land in Nigeria from abroad is not inherently risky. It is risky when done without professional guidance, without proper verification, and without understanding the legal framework. Thousands of diaspora Nigerians successfully purchase property every year. The ones who lose money almost always skipped one or more of the steps above.
Get a lawyer. Verify everything. Document everything. Transfer money through traceable channels. And do not rush. Land does not expire. A bad title does.
LivMalik Project I, Eden, is three four-bedroom homes in Ring Road GRA, Ibadan. Every document is published. Every person is named. Every week is photographed.
