₦airaland Forum

Laird:
We need more analytical write ups lie this on nairaland

very well said Laird. A lot of people don’t even know what is obtainable in the developed countries and don’t know what to expect from our government.

If you have processed a C of O or any land title documentation recently, kindly share your experience below and indicate the state involved.
How transparent, affordable, and efficient was the process?

https://www.linkedin.com/posts/olajide-dosunmu-40061516_how-excessive-c-of-o-costs-create-dead-capital-activity-7464073395102437376-oC3o?utm_medium=ios_app&rcm=ACoAAANLXQABMney0aFXJSkhluPT5cKv32D4D68&utm_source=social_share_send&utm_campaign=copy_link

One of the biggest obstacles to affordable housing and economic inclusion in Nigeria is the high cost of obtaining a Certificate of Occupancy (C of O) of Governors Consent.

In some parts of Nigeria, it is deeply concerning to hear situations where total land perfection costs can approach or even exceed 100% of the fair market value of the land itself, even in communities with little or no government infrastructure.

No good roads.
No drainage.
No water systems.
No power infrastructure.
Yet documentation charges can rival or exceed the value of the land.

In many developed cities worldwide, total land registration and transfer costs are often within roughly:
• 0.5% – 3% of property value in many U.S. jurisdictions
• 1% – 4% in parts of the UK and Europe
• 1% – 5% in several advanced Asian economies
Even where taxes are higher, the systems are usually:
• Transparent
• Digitized
• Predictable
• Time-bound
• Publicly verifiable online
Citizens can independently calculate fees, track applications, and verify timelines without uncertainty.

For example:
A 1,000m² parcel valued at ₦10,000/m² has a total market value of ₦10 million.
In many developed economies of the world:
• 1% documentation cost = ₦100,000
• 3% = ₦300,000
• 5% = ₦500,000

But in some cases locally here in Nigeria, combined title perfection costs can approach or exceed the ₦10 million land value itself.

This discourages formalization, creates dead capital, affects affordable housing, and excludes ordinary citizens from wealth creation opportunities.

Globally, governments understand that affordable and transparent land titling grows the economy by:
• Encouraging investment
• Expanding the tax base
• Increasing construction activity
• Improving access to credit
• Unlocking capital

States in Nigeria especially those close to urban cities have enormous economic potential, but long-term growth will come more sustainably from broad participation in Land ownership and property development, not from excessively burdensome perfection costs.

Land administration should empower citizens, not alienate them.

Affordable, transparent, and predictable title systems are not just administrative reforms. They are economic development strategies.

If you have processed a C of O or any land title documentation recently, kindly share your experience below and indicate the state involved.
How transparent, affordable, and efficient was the process?.

https://www.linkedin.com/posts/olajide-dosunmu-40061516_how-excessive-c-of-o-costs-create-dead-capital-activity-7464073395102437376-oC3o?utm_medium=ios_app&rcm=ACoAAANLXQABMney0aFXJSkhluPT5cKv32D4D68&utm_source=social_share_send&utm_campaign=copy_link

One of the biggest obstacles to affordable housing and economic inclusion in Nigeria is the high cost of obtaining a Certificate of Occupancy (C of O) of Governors Consent.

In some parts of Nigeria, it is deeply concerning to hear situations where total land perfection costs can approach or even exceed 100% of the fair market value of the land itself, even in communities with little or no government infrastructure.

No good roads.
No drainage.
No water systems.
No power infrastructure.
Yet documentation charges can rival or exceed the value of the land.

In many developed cities worldwide, total land registration and transfer costs are often within roughly:
• 0.5% – 3% of property value in many U.S. jurisdictions
• 1% – 4% in parts of the UK and Europe
• 1% – 5% in several advanced Asian economies
Even where taxes are higher, the systems are usually:
• Transparent
• Digitized
• Predictable
• Time-bound
• Publicly verifiable online
Citizens can independently calculate fees, track applications, and verify timelines without uncertainty.

For example:
A 1,000m² parcel valued at ₦10,000/m² has a total market value of ₦10 million.
In many developed economies of the world:
• 1% documentation cost = ₦100,000
• 3% = ₦300,000
• 5% = ₦500,000

But in some cases locally here in Nigeria, combined title perfection costs can approach or exceed the ₦10 million land value itself.

This discourages formalization, creates dead capital, affects affordable housing, and excludes ordinary citizens from wealth creation opportunities.

Globally, governments understand that affordable and transparent land titling grows the economy by:
• Encouraging investment
• Expanding the tax base
• Increasing construction activity
• Improving access to credit
• Unlocking capital

States in Nigeria especially those close to urban cities have enormous economic potential, but long-term growth will come more sustainably from broad participation in Land ownership and property development, not from excessively burdensome perfection costs.

Land administration should empower citizens, not alienate them.

Affordable, transparent, and predictable title systems are not just administrative reforms. They are economic development strategies.

Concrete pavements (rigid) are widely used on major highways, interstates, and high-traffic routes, especially where long life and heavy loads are priorities. In the USA Concrete is often used in Interstates, freight corridors, high-load routes whilst Asphalt, which is cheaper is often used on Local roads, collectors, residential streets

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Back in 2021, I first shared Pleasant Hills here on Nairaland. Some people acted quickly, and today they are proud owners in a fast-rising estate. Many others hesitated — and now wish they hadn’t.

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If you missed the chance back then, this is your opportunity to secure a home or land before the next wave of appreciation.

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Pleasant Hills Estate – Don’t Miss Out Again!

Back in 2021, I first shared Pleasant Hills here on Nairaland. Some people acted quickly, and today they are proud owners in a fast-rising estate. Many others hesitated — and now wish they hadn’t.

Today, Pleasant Hills is even more exciting. Beyond plots of land, we now have luxury-finished 3-bedroom bungalows available — modern homes designed for comfort, style, and long-term value. The estate is developing steadily with infrastructure and community facilities taking shape.

If you missed the chance back then, this is your opportunity to secure a home or land before the next wave of appreciation.

👉 Interested? Send me a message directly on 08023356112 and I’ll share full details, pricing, and how you can secure your unit.

More Pictures

Pleasant Hills Estate – Don’t Miss Out Again!

Back in 2021, I first shared Pleasant Hills here on Nairaland. Some people acted quickly, and today they are proud owners in a fast-rising estate. Many others hesitated — and now wish they hadn’t.

Today, Pleasant Hills is even more exciting. Beyond plots of land, we now have luxury-finished 3-bedroom bungalows available — modern homes designed for comfort, style, and long-term value. The estate is developing steadily with infrastructure and community facilities taking shape.

If you missed the chance back then, this is your opportunity to secure a home or land before the next wave of appreciation.

👉 Interested? Send me a message directly and I’ll share full details, pricing, and how you can secure your unit.

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This cost estimate is significantly incorrect.

As an experienced Civil Engineer who has executed multiple road projects, I’ve prepared a rough but realistic breakdown based on industry benchmarks and current market prices in Nigeria.

Assumptions:
1. Road Type: 6-lane carriageway
• Each lane: 3.75 meters wide
• Total carriageway width = 6 × 3.75 = 22.5 meters
• Add 20% for shoulders, median, and road furniture = 27 meters total width
2. Filling Depth (Sand Fill):
• Average assumed: 1.5 meters (some areas along the Lagos-Calabar route are as deep as 3 meters, e.g., Free Trade Zone and Ikate axis)
3. Concrete Pavement:
• Thickness: 200 mm (0.2 meters)
• Volume per km = 1,000 m × 27 m × 0.2 m = 5,400 m³
4. Reinforcement Steel:
• Average: 100 kg per m³ of concrete
• Steel required = 5,400 m³ × 100 kg = 540,000 kg = 540 tons
5. Sand Fill Volume:
• Volume per km = 1,000 m × 27 m × 1.5 m = 40,500 m³
• 1 truck = 20 m³ → ~2,025 trips/km

⸻

Cost Breakdown (per kilometer):
1. Concrete (Grade 30 ready mix):
• ₦250,000 per m³
• Total = 5,400 m³ × ₦250,000 = ₦1.35 billion
2. Steel Reinforcement:
• ₦1.6 million per ton
• Total = 540 tons × ₦1.6 million = ₦864 million
3. Sand Filling:
• ₦270,000 per 30-ton trip
• 2,025 trips × ₦270,000 = ₦547 million
4. Subtotal for Materials:
• Concrete + Steel + Sand = ₦2.76 billion
5. Add for Equipment, Workmanship, Ancillaries (50%):
• 50% of ₦2.76 billion = ₦1.38 billion
6. Add Profit, Taxes, Overheads (40% of subtotal):
• 40% of ₦3.14 billion = ₦1.256 billion

⸻

Grand Total Estimate:
• ₦2.76B + ₦1.38B + ₦1.256B = ₦5.8 billion per kilometer

Exchange Rate Assumption: ₦1,600 per USD
• ₦5.8 billion ÷ 1,600 = $3.625 million per kilometer

⸻

Important Notes:
• This estimate assumes a flat terrain with no bridges, no drains, no culverts, no lighting, and no right-of-way compensation.
• Real project costs would be significantly higher once you include these essential infrastructure components.

⸻

Conclusion:

With this analysis, it is completely unrealistic to propose building the Lagos–Calabar road at $255,000 per kilometer. At a minimum, you’re looking at $3.6 million per kilometer under very basic assumptions.

Please verify all prices quoted — they reflect current market rates.

Pleasant Hills
https://youtube.com/shorts/RTK9XRFINOI?feature=share

Pleasant Hills

Pleasant Hiils

https://www.youtube.com/watch?v=GLRQ4RKLwZA

https://youtube.com/shorts/xd3ik-n3FJg?feature=share

Pleasant Hills