The cheapest land around Lagos is on the city’s edges: Ibeju-Lekki, Epe, Ikorodu, and across the border in Ogun State. These are also the areas with the most land disputes, government acquisitions and fake documents.

Each area has its own risks. This guide explains what to look out for, and which searches to carry out, wherever you are buying.
The searches you need everywhere
Whatever the location, a proper land verification includes:

charting the survey plan at the state’s survey office, to check for government acquisition, committed land and setbacks;
a title search at the state Lands Registry;
a litigation search;
a site inspection and community enquiries; and
checks on the seller, agent or developer.
Area by area
Area
Common risks
What to focus on
Ibeju-Lekki
Government acquisitions; land committed to major projects such as the Lekki Free Trade Zone and Lekki Deep Sea Port corridor; plots sold by developers without title; family disputes
Charting first, then the developer’s or family’s title. Confirm excision and gazette for family land.
Epe
Acquired or committed land; road and coastal corridors; family and community disputes; long-term “investment” plots with no access
Charting, especially near planned road corridors. Confirm access roads and the family’s authority to sell.
Ikorodu
Family and chieftaincy disputes; multiple sales of the same plot; omo onile demands
Family head and principal members’ signatures, litigation search, and checks for earlier sales.
Lekki–Epe and coastal corridor
Land affected by road setbacks and rights of way
Charting against current road plans. Properties along the Lagos–Calabar coastal highway route have been affected, and the Federal Government has paid compensation to some owners.
Ogun State (Mowe, Ibafo, Sagamu axis and others)
A different state’s laws and registry; land near the Lagos–Ogun boundary; family and community disputes
Searches at the Ogun State lands bureau and survey office, not Lagos. Consent is from the Ogun State Governor.

Buying in Ogun State? Different state, different registry
Many buyers assume a Lagos search covers land on the Lagos–Ogun axis. It does not. Land in Ogun State is administered by Ogun State, so:

charting and title searches must be done at the Ogun State lands and survey offices;
any Governor’s consent comes from the Governor of Ogun State; and
Lagos-specific rules, such as LASRERA registration, do not apply in the same way.

Near the boundary, confirm which state the land actually lies in before anything else.
Questions to ask every seller
Which family or company owns this land, and how?
Is the land excised and gazetted, or covered by a C of O?
Can I see the original documents and the registered survey plan?
Has any part of this land been sold before?
Is there any dispute or court case about this land?
Who exactly will sign the deed?
Is there road access, and is the land affected by any planned road or project?

A seller who cannot or will not answer these questions is a red flag.
Frequently asked questions
Is it safe to buy land in Ibeju-Lekki? Yes, with proper searches. Charting is especially important, because parts of the area have been subject to government acquisition.

What is committed land? Land the government has set aside for a specific project, such as a road or public facility. Building on it risks demolition.

Can I use a Lagos lawyer for land in Ogun State? Yes. A Nigerian lawyer can act for you, but the searches and consent must be done in Ogun State.

What is excision and gazette? Excision releases part of acquired land back to the original family, and the gazette publishes it officially. Only excised land can safely be sold by the family.

How do I know if land is on a road setback? Charting the survey plan at the survey office will show it.

About Cardinal Counsel

Cardinal Counsel (Barristers & Solicitors) is a Lagos-based law firm advising individuals, families and businesses, at home and abroad, on property transactions, commercial agreements, regulatory compliance and dispute resolution. The firm conducts land searches in Lagos and neighbouring states, prepares conveyances, and supports clients from verification to perfection of title.

This article is for general information only and does not constitute legal advice. Before you buy land anywhere in Lagos or Ogun State, contact Cardinal Counsel at Suite D14, Adeniran Ogunsanya Mall, Surulere, Lagos, or email info@cardinalcounsel.co.