Smart Questions to Ask Before Buying Land in Abuja (This Could Save You Millions)

Abuja’s real estate market has been booming. As Nigeria’s capital, Abuja has seen significant population and economic growth, with property prices up 10–15% annually and rental rates rising 20–35% in central areas. Neighborhoods like Kado even saw 39% price growth in one year. This makes land ownership in Abuja attractive, but it also means competition and risks.

Whether you’re a first-time investor, developer, or buyer, due diligence is critical. A wrong purchase (e.g. a disputed plot or illegal allocation) can become a costly mistake. Below are the key questions and checks you should cover before buying land in Abuja, focusing on the legal, regulatory, financial, and practical issues.

1. What Is the Current Title and Ownership Status?

Before anything else, identify the legal owner and title of the land. Under Nigeria’s 1978 Land Use Act, all land is vested in government, and individuals hold rights through titles (usually for 99 years). In Abuja (the FCT), land is held by the Federal Government (by the President, via the FCT Minister). This means only the FCT Minister (through the FCDA) can allocate or re-allocate land.

• Ask:“Who is the registered owner of the land, and under what title?” Common land titles include:
  • Certificate of Occupancy (C of O): The highest legal document. In Abuja it’s issued by the FCT Minister and grants the holder official rights (usually 99 years). A valid C of O is strong proof of ownership. Read more to understand about Certifate of Occupancy in Abuja
  • Right of Occupancy (R of O): A leasehold granted by government. In urban Abuja this is issued by the FCDA/FCT Administration. A holder of a R of O can occupy land for up to 99 years, but it should be upgraded to a C of O for maximum security.
  • Letter of Intent/Allocation: Indicates application approval, but does not confer legal ownership. Beware of sellers offering only a letter of intent.
  • Deed of Assignment/Conveyance: After buying land, the seller should execute a deed transferring rights to you, which must be registered. Ensure any deed is properly registered at the Abuja Lands Registry.

Verify Authenticity

Verify Authenticity: Always obtain and inspect official documents. Request to see the original C of O (or R of O), the deed of assignment, survey plan, and evidence of payment of government charges (like premium, ground rent, development levy). A refusal by the seller to provide these is a red flag. If documents are provided, verify them as follows:

• Land Registry Search (AGIS): Abuja has a central land registry run by the Abuja Geographic Information Systems (AGIS). Visit AGIS (or engage a lawyer) to confirm the title’s authenticity. AGIS holds official records of C of Os and surveys in Abuja. Provide them the C of O number, owner’s name, plot location/size, etc., and they will cross-check it against their database. This confirms whether the C of O is genuine and if the plot details match the title. A small fee applies.
• Check for Encumbrances: Even a genuine C of O can have encumbrances (e.g. unpaid ground rent, government acquisition, mortgages). At AGIS you can request a Legal Search to see if the land is subject to acquisition, taxes, or other claims. For this you submit the C of O and owner’s name, pay a search fee, and get a report of any existing disputes or encumbrances. If encumbrances exist, clarify them with the seller before proceeding.
• Consult a Lawyer: Land law in Abuja is complex. A qualified property lawyer can cross-check documents (C of O, deeds, allocation letters), perform searches, and flag hidden issues. They can also verify the seller’s identity and authority to sell. According to experts, if you’re not confident, bringing in a lawyer greatly reduces risk.
• Identity of Seller: Confirm the seller or agent is who they claim. Ask for official IDs or letters. Even if a property agent negotiates the deal, insist on a letter from the actual landowner. Compare the name on the C of O with the seller’s details and ensure they match. If anything feels inconsistent, walk away.

2. What Documents Should I Obtain and Verify?

Ensure you collect and vet all relevant documents. Key ones include:

• Certificate of Occupancy (C of O): See above. If the seller has only a Right of Occupancy, or if the C of O is very old, find out if the FCTA has reissued a new secure C of O (Abuja has been re-certifying old titles).
• Deed of Assignment/Conveyance: The official transfer document from the seller to you. It should be stamped and registered.
• Survey Plan: A map showing exact boundaries and area (see next section). Ask if there’s a registered survey plan filed with AGIS. This gives you legal proof of the land’s dimensions. If no survey plan exists, the land may be unregistered or has not been properly allocated.
• Land Use Allocation Letter: In Abuja, after paying the “premium” (purchase price to government), a Letter of Allocation is issued. This letter outlines the plot and grants you a Right of Occupancy.
• Receipts for Government Fees: Verify payment of premium, ground rent, development levy, etc. Non-payment can cause future issues.

Each document should bear official seals or stamps. A valid survey plan, for example, will have the surveyor’s seal, be numbered, and include beacon references. Always make copies and, if possible, confirm with the issuing authority (e.g. AGIS).

3. How is the Land Zoned and What Is the Land-Use Classification?

Land use and zoning are critical in Abuja. The Federal Capital Development Authority (FCDA) enforces detailed zoning plans. Every area in Abuja is designated for specific uses: residential (with low/medium/high density sub-categories), commercial, industrial, recreational, etc.

• Ask: “What zone is the land in, and does it match my plans?” For instance, you wouldn’t want to buy a plot for building a home if it’s zoned industrial. Zoning dictates building type, height, and density. The FCDA’s zoning maps must be checked – you can request an official zoning certificate from FCDA to confirm the plot’s designated use.

According to real estate analysts, “Zoning plans help protect your investment by ensuring your development aligns with the designated land use”. In practice, this means:

• Residential Zones: Divided into low-, medium-, and high-density. High-density (R4) zones allow tall apartment buildings, whereas low-density (R1) are for villas.. (There are standard plot sizes in Abuja: e.g. 450㎡ for R1, 600㎡ for R2, 1000㎡ for R3, etc.)
• Commercial and Industrial Zones: Areas specifically meant for businesses or factories. Building in a wrong zone is illegal.
• Recreational/Green Areas: Public parks or reserved lands, which are not transferable. Buying land here is fraud.

If zoning plans aren’t clear, hire a planner or surveyor. You should ask for a zoning confirmation letter from the FCDA or an “improved survey plan” showing approved land-use. Non-compliance has serious consequences: the FCT Minister has been known to demolish illegal structures erected in the wrong zone.

4. Which Government Agencies Should I Consult?

Navigating Abuja’s bureaucracy means dealing mainly with two agencies:

• Federal Capital Development Authority (FCDA): This is Abuja’s master planner and land allocator. It oversees the Abuja Master Plan and all major development projects. All new land must be FCDA-approved. You should ask if the plot was allocated by FCDA (for urban land) or by a local Area Council (for some peripheral lands). Only FCDA/FCT can grant land in the Federal Capital Territory, so any land offered outside this system is suspect. You can verify allocations by checking with FCDA’s Land Administration Department and requesting allocation letters or consent documents.
• Abuja Geographic Information Systems (AGIS): The land registry for Abuja. As discussed above, AGIS verifies titles and surveys. AGIS maintains an electronic database of all plots and C of Os in the city, so it’s the authoritative source to confirm whether a title is valid or if land is officially “committed” to you. Before purchase, visit the AGIS office in Garki (or hire a lawyer with access) to conduct a site search and C of O verification.

Other agencies to be aware of:

• FCT Administration (FCTA) Lands Dept: The minister’s office that ultimately issues C of Os. They also handle land allocations. In practice, AGIS handles the operations, but you may need FCTA for final approvals.
• Local Area Council (e.g., Gwagwalada, etc.): These can issue Customary Rights of Occupancy for plots in their rural areas, but these are typically agricultural/residential outskirts. If you’re in the city proper, stick with FCDA-allocated lands.
• Surveyor General’s Office: For validating survey plans.

In short, make sure the land is “FCDA-approved” (or legitimately allocated) and all approvals (zoning, development permit) are on record. If a broker claims the land is “government land” but it’s not in official records, steer clear.

5. What Are the Financial and Cost Considerations?

Buying land means more than the purchase price. Budget fully for all fees, and understand the market. Ask:

• Purchase Price vs. Market Value: How does the seller’s price compare to current market rates? As of mid-2025, prime Abuja land prices vary widely by location. Use recent sales data or valuation services to check. A price far below market is suspicious; a price far above should be justified by extra amenities or location.
• Government Charges: In Abuja, after paying the seller, the buyer typically pays the Federal Government’s premium (for the Right of Occupancy) as calculated by the FCDA. Other costs include:
  • Development Levy and Ground Rent: A one-time development levy and annual ground rent (a fraction of land value) must be paid. For example, Abuja’s development levy is paid before a C of O is issued.
  • Stamp Duty/Registration Fees: At the land registry.
  • Surveying Fees: If a new survey is needed.
  • Lawyer/Agent Fees: Negotiable, but often 2–5% of the sale.
  • Mortgage/Loan Fees: If financing.
  Total your budget with these in mind. Unplanned costs can sink a project.

Resale Value and Growth: Research historic appreciation in the area. Abuja saw average property price rises of 10–15% per year recently, with some suburbs much higher. Ask local agents: “What have similar plots sold for in the last year?” Also consider rental demand if you plan to lease. Areas well-served by businesses, international schools, or near ongoing infrastructure projects (new roads, rail lines, development corridors) typically offer higher future returns.

6. Are Utilities, Roads, and Amenities in Place?

Practical factors can make or break your land’s usefulness and value. Before buying, check:

• Access Roads: Is there a proper road to the plot? Land locked behind undeveloped tracks is problematic. The FCDA master plan should show planned roads, but confirm what’s built now. Plot an actual visit: “Can vehicles reach this site?”.
• Electricity and Water: Is the land close to mains power lines or water mains? Asking if the seller can deliver the land with electricity and water already extended is crucial. Lack of utilities means waiting (and paying) for connection.
• Neighborhood Amenities: Proximity to schools, hospitals, markets, banks, and transportation hubs boosts daily convenience and resale appeal. Ask where the nearest schools or clinics are. Land in a neighborhood without basic amenities will rise in value much slower.
• Flooding and Soil: Abuja has topography changes; ask if the land is in a low-lying or flood-prone area. Check if it was ever flooded. Also check if the soil is suitable for building (e.g. not overly swampy clay).
• Future Developments: Inquire about any planned government projects nearby (new ring road, rail terminus, airport expansion) which could significantly change the area. Land near upcoming infrastructure tends to appreciate.

Location-driven checks can include:

• Visiting at different times (day/night) to assess security and traffic.
• Checking if neighbors have built homes (sign of live estate).
• Asking local residents or agents about water table or noise issues.

7. What Are the Potential Red Flags?

Be on the lookout for warning signs that indicate trouble:

• Incomplete Documentation: If any key document is missing or has inconsistent information (e.g., plot size differs between documents).
• Seller Red Flags: Sellers who pressure you to decide quickly, cannot or will not show documents, or offer unusually low prices are suspect. A common scam is the “power of attorney” trick, where an agent claims he can sell on behalf of an owner – always insist on proof.
• Multiple Claims: Check if anyone else claims the land. A C of O may say owner A, but if another family claims occupancy, that suggests a legal dispute.
• Government Acquisition: If the land falls in an area marked for government projects, your ownership may be void or subject to compulsory purchase. AGIS search or local news will flag acquired areas.
• Not on Master Plan: If the plot is outside any gazetted layout or it’s in a “green belt,” you may not be allowed to build.
• Agents with No Track Record: Avoid dealing with anonymous middlemen. Use registered real estate agencies and verify their credentials.
• Fake C of O: Counterfeit or photocopied titles are common fraud. Always verify at AGIS.

Heeding these, always follow up any doubts with professional help. It’s far safer to ask more questions now than to fix problems later.

8. Next Steps: Professional Verification and Advice

After you’ve asked the above questions and gathered documents, take actionable steps:

• Hire a Surveyor: Even if there’s an existing survey plan, have a licensed surveyor confirm boundaries onsite. They can detect encroachment or discrepancies. A surveyor will then register a new or updated plan with AGIS.
• Engage a Lawyer: A real estate lawyer can finalize the Due Diligence: verify C of O, draft/review the deed of assignment, ensure payment to government is done properly, and guide you through the Governor’s Consent process. They will also help arrange payment of ground rent and other statutory fees.
• Obtain Consent and Register Title: In FCT, any land transfer requires application to FCTA for Governor’s Consent. Once granted, you register the deed at the Abuja Lands Registry and apply for a new C of O in your name. This legalizes your ownership.
• Plan for Development: If you intend to build soon, check FCDA building codes and apply for building plan approval with a detailed site plan (only approved if your land use complies).

Conclusion and Advice

Buying land in Abuja can be a smart investment, but it requires careful checks. In summary:

• Verify Ownership: Ensure the seller has a legitimate C of O or R of O that you confirm via AGIS.
• Check Zoning: Confirm the land’s official classification and that your intended use is permitted.
• Inspect Documentation: Get and vet all titles, allocation letters, and survey plans.
• Assess Practical Factors: Look at roads, utilities, neighborhood amenities, and future development plans.
• Budget Wisely: Account for government fees, lawyer/surveyor costs, and compare the asking price with market trends.
• Watch for Red Flags: Listen to your instincts. If something seems off – e.g. incomplete papers or overly friendly pressure – stop and seek help.

Taking these steps diligently will protect your investment. Abuja’s market is growing, but only secure, FCDA-approved transactions stand the test of time. When in doubt, consult experts – lawyers, experienced agents, and surveyors – to guide you. With thorough due diligence, your land purchase can become a valuable asset rather than a liability.

Sources: Verified data and advice are drawn from Nigerian real estate and legal experts, among others.