₦airaland Forum

I’ve been digging into how land ownership really works in Nigeria and I’m shocked at what I’m finding.

1) The Land Use Act of 1978 technically puts all land under the control of the Governor, no matter who “owns” it.

2) Your “Certificate of Occupancy” is basically a lease for 99 years, not true ownership.

3) Customary titles in villages can be overridden if the government “needs” the land for “public interest.”

Yet every weekend I see people rushing to buy plots, celebrating with drinks and Instagram posts like they now have something their great-grandkids will inherit forever. 🤔

If the Governor can revoke any land with “overriding public interest,” what are we really buying?

So you are suggesting people shouldn't buy land...?

These laws aren't peculiar to Nigeria!

brain54:
So you are suggesting people shouldn't buy land...?

These laws aren't peculiar to Nigeria!

I’m not saying people shouldn’t buy land, but in Nigeria, a 99-year Certificate of Occupancy is essentially a lease rather than true ownership.

On top of that, customary titles in villages can be overridden if the government decides the land is needed for “public interest.”

So, even if you celebrate buying a plot today, there’s no guarantee it will stay yours in the long term.

Compare this to countries like the US or the UK, where once you own land, it is legally yours, and the government cannot simply take it away.

In US or UK if you don’t pay your land taxes the government can take the land.

LoopyNigeria:
I’m not saying people shouldn’t buy land, but in Nigeria, a 99-year Certificate of Occupancy is essentially a lease rather than true ownership.

On top of that, customary titles in villages can be overridden if the government decides the land is needed for “public interest.”

So, even if you celebrate buying a plot today, there’s no guarantee it will stay yours in the long term.

Compare this to countries like the US or the UK, where once you own land, it is legally yours, and the government cannot simply take it away.

gabbytabby:
In US or UK if you don’t pay your land taxes the government can take the land.

True, Nigeria has property taxes too, but even if you pay them, you don’t truly own the land, ownership is technically a lease under the Land Use Act.

A stark example is Landmark Beach Resort in Lagos. Despite being a $200 million investment, the resort was demolished in April 2024 to make way for the Lagos-Calabar Coastal Highway.

This occurred after a sudden seven-day eviction notice, leaving over 80 businesses and approximately 4,000 jobs displaced. But in countries like the US or UK, once you pay for the land and taxes, it’s legally yours forever. That’s the real difference IMO

government can not just come and take your land except for public good nut also have it in mind that you are buying the land not as a very long term investment you can pass to your great grand children.

it is also important, you check document properly so that you wont buy your property in the wrong place.

The government doesn’t take your native family's compound. There are no 99 years for the indigenous lands.

LoopyNigeria:
True, Nigeria has property taxes too, but even if you pay them, you don’t truly own the land, ownership is technically a lease under the Land Use Act.

A stark example is Landmark Beach Resort in Lagos. Despite being a $200 million investment, the resort was demolished in April 2024 to make way for the Lagos-Calabar Coastal Highway.

This occurred after a sudden seven-day eviction notice, leaving over 80 businesses and approximately 4,000 jobs displaced. But in countries like the US or UK, once you pay for the land and taxes, it’s legally yours forever. That’s the real difference IMO

Well, the government can still revoke the land through a court procedure...

And the owner has a right to challenge or negotiate terms.

Technically I don't see any difference. If the government wants your land they will get it. All they have to prove is overriding interest!

MadamExcellency:
The government doesn’t take your native family's compound. There are no 99 years for the indigenous lands.

You no hear English? The law says it can be taken. Many of us have sacrificed our indigenous land for public interest, but many of you still insist. Lagos is no man's land

Ttalk:
You no hear English? The law says it can be taken. Many of us have sacrificed our indigenous land for public interest, but many of you still insist. Lagos is no man's land

Indigenous lands are not under leasehold.

Ttalk:
You don't know English? The law says it can be taken. Many of us have sacrificed our indigenous land for public interest, but many of you still insist. Lagos is no man's land

Migration can alter the voting pattern in Lagos State as the cost of living sends many Yoruba migrants back to the traditional Yoruba States. It's not going to be long; the demography of Lagos will change when the population of the 30 States overwhelms the traditional 6 Yoruba States and the laws will change.

In UK, Ownership is confirmed by registration in the land Registry not when you pay.

In 9ja ownership is confirmed by a legitimately obtained CofO or Governors consent. In some parts one Governor will gazette another will revoke it so never put your eggs in one basket too many people on ego trip and abuse of office is rampant.

In every country the government can acquire and the one that comes to mind in the UK some parts of Greenwich, Woolwich, Kent were compulsorily acquired to develop infrastructure. The owners were handsomely compensated and no rush rush.

LoopyNigeria:
True, Nigeria has property taxes too, but even if you pay them, you don’t truly own the land, ownership is technically a lease under the Land Use Act.

A stark example is Landmark Beach Resort in Lagos. Despite being a $200 million investment, the resort was demolished in April 2024 to make way for the Lagos-Calabar Coastal Highway.

This occurred after a sudden seven-day eviction notice, leaving over 80 businesses and approximately 4,000 jobs displaced. But in countries like the US or UK, once you pay for the land and taxes, it’s legally yours forever. That’s the real difference IMO

MadamExcellency:
Migration can alter the voting pattern in Lagos State as the cost of living sends many Yoruba migrants back to the traditional Yoruba States. It's not going to be long; the demography of Lagos will change when the population of the 30 States overwhelms the traditional 6 Yoruba States and the laws will change.

The lies deveropers use to console themselves. I always love read you lot's self deception.

gabbytabby:
In UK, Ownership is confirmed by registration in the land Registry not when you pay.

In 9ja ownership is confirmed by a legitimately obtained CofO or Governors consent. In some parts one Governor will gazette another will revoke it so never put your eggs in one basket too many people on ego trip and abuse of office is rampant.

In every country the government can acquire and the one that comes to mind in the UK some parts of Greenwich, Woolwich, Kent were compulsorily acquired to develop infrastructure. The owners were handsomely compensated and no rush rush.

You’re correct that registration, not payment, is what perfects title in England and Wales, and that compulsory acquisition powers exist in every jurisdiction.

The real koko for me , however, is not the text of the statutes only but the reliability of the institutions enforcing them.

In the UK for instance a Compulsory Purchase Order follows a well-defined public notice, an objection period, independent valuation, and market-value compensation which sometimes even includes disturbance costs, backed by courts that invariably enforce those protections.

Nigeria’s Land Use Act, in comparison vests sweeping discretion in the governor which says a Certificate of Occupancy or governor’s consent only grants a 99-year statutory right of occupancy, and Section 28 allows revocation “for overriding public interest,” yet compensation is just limited to improvements and implementation is inconsistent.

MadamExcellency:
Indigenous lands are not under leasehold.

U don't get it...

Leasehold or not... public interest is a legally blinding reason for government to re take your land of whatsoever class...

Nigeria is a work in progress and you would be surprised at the no of people who do not hold proper title documentation oftentimes because of how cumbersome the process is.

I don’t even know if the land Use Act deals with renewals and have never heard of such happening.

LoopyNigeria:
You’re correct that registration, not payment, is what perfects title in England and Wales, and that compulsory acquisition powers exist in every jurisdiction.

The real koko for me , however, is not the text of the statutes only but the reliability of the institutions enforcing them.

In the UK for instance a Compulsory Purchase Order follows a well-defined public notice, an objection period, independent valuation, and market-value compensation which sometimes even includes disturbance costs, backed by courts that invariably enforce those protections.

Nigeria’s Land Use Act, in comparison vests sweeping discretion in the governor which says a Certificate of Occupancy or governor’s consent only grants a 99-year statutory right of occupancy, and Section 28 allows revocation “for overriding public interest,” yet compensation is just limited to improvements and implementation is inconsistent.

If anything oftentimes the government tends to be lenient and a lot of land that are let essentially on short leases end up becoming let go like a lot of development in oshodi mafoluku, Ajao are on Airport Land.

Maroko was a short term lease land but was ultimately re acquired partly because it was mainly a slum. It is now lekki.

motymop:
government can not just come and take your land except for public good nut also have it in mind that you are buying the land not as a very long term investment you can pass to your great grand children.

it is also important, you check document properly so that you wont buy your property in the wrong place.

Never say never and what happens is the land is gazetted ie acknowledged as a farming community and residential properties allowed if not it will be subject to government acquisition.

MadamExcellency:
The government doesn’t take your native family's compound. There are no 99 years for the indigenous lands.

See how greedy and covetous beings think and the reason why laws are set up to protect the long term future of the land.

MadamExcellency:
Migration can alter the voting pattern in Lagos State as the cost of living sends many Yoruba migrants back to the traditional Yoruba States. It's not going to be long; the demography of Lagos will change when the population of the 30 States overwhelms the traditional 6 Yoruba States and the laws will change.

Whether you own it or not, one day you and I will be six- feets below the surface of the land therefore why are you draging what you do not own.