Buying land in Nigeria is the dream. It’s the ultimate sign of wealth preservation. You buy a plot in Ibeju-Lekki today for ₦5 million, and in five years, everyone tells you it’s worth ₦25 million. That is the power of Land Banking.
But there is a nightmare version of this story. You buy that land, you fence it, and three months later, you come back to find a message scrawled on your wall: “THIS LAND BELONGS TO OMO-ONILE. KEEP OFF.” Or worse, the government marks it for demolition because it sits on a proposed road.
The difference between the dream and the nightmare is usually one piece of paper: The Title.
At NellyAni Properties, we have saved countless clients from bad deals simply by checking the paperwork. Today, we are going to explain—in plain English—what these titles actually mean and which ones you should trust.
The “Birth Certificate” Analogy: C of O vs. Governor’s Consent
This is the most common question we get: “Do I need a C of O if the seller has a C of O?”
Here is the simplest way to understand it:
1. Certificate of Occupancy (C of O) = The Birth Certificate
When land is “born” (issued by the government to an individual for the first time), it gets a C of O. This proves the land officially exists in the government registry and has an owner.
- Can you buy land with a C of O? Yes, it’s very safe.
- However: Once the first owner sells it to you, that C of O is technically “retired” in their name. You cannot hold their C of O as your title. You need to move to step 2.
2. Governor’s Consent = The Change of Name
Since the C of O is already in Mr. A’s name, when Mr. A sells to you (Mr. B), you need the Governor to officially consent to that transfer.
- The Reality: If you buy land with a C of O but don’t process your Governor’s Consent, the government technically still recognizes Mr. A as the owner. If Mr. A is a scammer, he could sell it again!
- Bottom Line: Governor’s Consent is a very powerful title. It is just as good as a C of O because it validates the chain of ownership.
3. Excision & Gazette = The “Freedom” Papers
A lot of land in Lagos belongs to the government by default (since the Land Use Act of 1978).
- Excision: This is when the government “cuts out” a portion of land and releases it to the indigenous community (villagers) to use.
- Gazette: This is the official newspaper record confirming that the excision has happened.
- The Trap: Be very careful with “Excision in Progress”. This means the government has not yet said yes. They might say no. If you buy “File Number” or “Excision in Progress” land, you are gambling. Only buy if you have a high risk appetite and trust the developer implicitly.
The “Omo-Onile” Factor
We can’t talk about Nigerian real estate without mentioning Omo-onile (sons of the soil). These are local touts who demand fees for everything: fencing fee, roofing fee, foundation fee.
How to avoid them:
- Buy in an Estate: When you buy from a reputable real estate company (like NellyAni!), we handle the community settlement. The gate is secured. You don’t deal with touts.
- Verify the Survey: Ensure the land isn’t on “Committed Acquisition.” If the land is committed to a government project, no amount of payment to Omo-onile will save it from demolition.
A Real Client Scenario
Mr. Okafor wanted to buy 2 plots in Epe. He found a cheap deal—₦1.5m per plot. The seller said it was “Freehold.” Mr. Okafor almost paid, but he called us first. We sent our surveyor. It turned out the land was designated for “Agricultural Use Only” by the state, meaning he could never get approval to build a hotel there (which was his plan). He saved ₦3 million that day.
5 Steps to Buying Land Safely in 2025
- Site Inspection: Never buy land you (or a trusted representative) haven’t stood upon.
- Coordinates Search: Pick the GPS coordinates of the land and take them to the Land Bureau / Surveyor General’s office. This costs a little money but saves you millions. It tells you the real status of the land.
- The Contract: Don’t just pay cash. Sign a Deed of Assignment. This is the legal document transferring ownership to you.
- Payment Trail: Pay into a corporate bank account. Never transfer ₦10 million to “Emeka & Sons Personal Account.”
- Perfection: Immediately after buying, start the process to “perfect” your title (File for Governor’s Consent).
Why 2025 is the Year to Invest
Despite the inflation, real estate remains the best hedge against the Naira’s devaluation. Land in Ibeju-Lekki, Epe, and parts of Abuja is appreciating by over 20% to 30% annually.
Don’t wait to buy land. Buy land and wait. But please, buy the right land.
Need a Surveyor? or a Verified Plot?
At NellyAni Properties, every single plot we list has gone through a rigorous title search. We don’t sell “stories”; we sell peace of mind.
[Browse our Verified Land Listings Here] or Chat with us on WhatsApp to ask about a specific location you are eyeing.
