Buying a home or a plot is one of the biggest financial decisions you will ever make, and in Nigeria the difference between a sound investment and a costly dispute often comes down to what you asked before paying. This guide gives you the exact questions to put to a real estate agent or a property developer, the documents to verify and the red flags that should make you walk away.
Key takeaways
- The right questions to ask before buying property in Nigeria cover four areas: the seller's legitimacy, the property's title documents, the true total cost and the delivery conditions.
- Never rely on a single document: a Certificate of Occupancy, a registered survey plan and a deed of assignment should be verified together at the state Land Registry.
- With a developer, always question the track record, the estate's master title, building approvals and what happens if delivery is late.
- Work with registered professionals: a licensed agent or an established developer, backed by your own lawyer and surveyor, is your best protection against fraud.
Why asking the right questions protects your investment
Nigeria's property market rewards the prepared and punishes the hasty. Fake survey plans, resold plots, estates built without approvals or land under government acquisition: most horror stories start with a buyer who paid before asking questions. The good news is that a short, structured interview with your agent or developer, followed by independent verification, filters out the vast majority of bad deals. Working with established real estate agencies in Nigeria is the first filter; the questions below are the second.
The cost of skipping due diligence
Real estate due diligence in Nigeria is not a formality. A plot bought without a land registry search can turn out to be encumbered, disputed in court or already sold to someone else. Recovering your money through litigation can take years and cost more than the property itself. Every question in this guide exists to surface a problem while you can still walk away, not after you have paid.
Questions to ask a real estate agent in Nigeria
Before discussing any specific property, establish who you are dealing with. Then move to the property itself. Here is the list to work through:
-
Are you registered, and with which body? Ask for proof of registration (ERCAAN or state agency registration, ESVARBON for valuers) and verify the company at the Corporate Affairs Commission (CAC).
-
Do you have a mandate to sell this property? A serious agent can show a written authorisation from the owner. No mandate means you may be dealing with a middleman of a middleman.
-
What title documents does the property have? Ask specifically: Certificate of Occupancy, Governor's Consent, registered deed of assignment, registered survey plan.
-
Can I inspect the property with my own surveyor? A refusal is a red flag. A physical inspection confirms the land exists, matches the survey plan and is not occupied or waterlogged.
-
How did you arrive at this price? Ask for recent comparable sales in the area. It is your best protection against overpaying in an unregulated market.
-
What are your fees, and who pays them? Agency commission in Nigeria is commonly around 5 to 10 percent. Get the figure, and everything else you will pay, in writing before committing.
A legitimate agent welcomes questions: registration, mandate, title documents and fees should all have clear answers.
Questions to ask a property developer in Nigeria
Buying off-plan or in a new estate changes the risk profile: you are paying today for a promise to be delivered tomorrow. The questions shift from the property to the company behind it. Established property developers in Nigeria will answer these without hesitation:
-
What have you delivered before? Ask for completed projects you can visit and talk to earlier buyers about delays and build quality.
-
What is the title on the estate land? The master title (C of O or Governor's Consent) must cover the land your unit sits on. "Excision in progress" or "gazette coming soon" means the title is not yet secure.
-
Do you have building plan approval and permits? Ask to see the approved layout and building permits from the state planning authority. Unapproved structures risk demolition.
-
How is my payment protected? Ask whether payments go into a dedicated project account, what the payment plan milestones are, and what happens to your money if the project stalls.
-
What is the delivery date, and what if you miss it? A serious contract states a completion date and compensation or exit terms in case of delay.
-
What exactly is included? Roads, drainage, power, water, perimeter fencing, service charges after delivery: get the full scope and the recurring costs in writing.
The document checklist: verify before you pay
Whatever the seller says, the documents tell the real story. This buying property checklist for Nigeria summarises what to request and how to verify each item independently:
| Document |
What it proves |
How to verify it |
| Certificate of Occupancy (C of O) |
Statutory right of occupancy granted by the state |
Search at the state Land Registry |
| Governor's Consent |
The state approved the transfer from a previous owner |
Confirm registration details at the Land Registry |
| Registered deed of assignment |
Ownership was legally transferred to the seller |
Check stamping and registration references |
| Registered survey plan |
Exact boundaries and location of the land |
Charting at the Surveyor-General's office |
| Building plan approval |
The structure or estate layout is authorised |
Confirm with the state planning authority |
The land registry search is the single most important step: it reveals the registered owner, existing charges and whether the land falls under government acquisition. Pair it with a litigation search to make sure the property is not the subject of a pending court case. Your lawyer can complete both within days for a modest fee.
Red flags that should stop the deal
- Pressure to pay a deposit "today" to secure the property before you have seen any document.
- Vague title language: "freehold", "excision in process", "C of O in progress" without registered documents to back it.
- Prices dramatically below the market for the area: in property, a bargain with no explanation is a warning.
- A seller or agent who resists your lawyer or surveyor getting involved.
- Community or family land offered without the consent of all recognised family heads, a classic source of later disputes.
Certificate of Occupancy, survey plan, deed of assignment: each document should be verified at the relevant registry before any payment.
Frequently asked questions
What documents should I verify before buying property in Nigeria?
At a minimum: the Certificate of Occupancy or Governor's Consent, a registered deed of assignment, a registered survey plan and, for new builds, the building plan approval. Each should be verified at the Land Registry or the Surveyor-General's office, not just sighted as photocopies.
Does a Certificate of Occupancy guarantee ownership?
No single document does. A C of O is one of the strongest titles in Nigeria, but it can be revoked, encumbered or even forged. It must be checked at the state Land Registry and read together with the survey plan and the chain of previous transfers.
How do I check if a real estate agent is legitimate in Nigeria?
Ask for the agent's professional registration and the company's CAC registration number, then verify both independently. Confirm the agent holds a written mandate from the property owner. A physical office, a track record and verifiable references are additional signs of a genuine operator.
Is it safe to buy off-plan property in Nigeria?
It can be, provided the developer has a verifiable track record, a secure master title on the estate land, approved building plans and a written contract with a delivery date and refund or compensation terms. Visiting completed projects and speaking with earlier buyers remains the best test.
Plan for agency fees, legal fees, survey costs, stamp duty, registration and Governor's Consent charges, plus development levies or service charges in estates. Depending on the state, these extras commonly add around 10 to 15 percent to the headline price, so confirm every line in writing before you commit.
