How Much Does a House Cost in Abuja? (2026 Prices by Area)

Last updated: February 9, 2026

How much does a house cost in Abuja? The honest answer: it depends on the area, the type of house, the land size, and the quality of construction. A 4-bedroom terrace in Lugbe can cost ₦120 million. A 5-bedroom detached duplex in Asokoro can cost ₦1.5 billion. Same city, completely different markets.

This guide gives you real price data from current listings on AI Realent, broken down by area, budget tier, and property type. These are asking prices (what sellers list for), not final sold prices — but they give you a reliable picture of what the market looks like right now.

What you will find in this guide:

• A price table for 19 areas with typical ranges and medians.
• What you can expect at different budget levels (₦100m, ₦200m, ₦500m, ₦1bn).
• The real cost of buying — not just the price, but legal fees, taxes, renovations, and setup.
• Why prices vary so much, and how to avoid overpaying.
• Mortgage and financing options in Nigeria.

Quick links: Browse houses for sale in Abuja | Best areas to buy | How to buy (step-by-step) | Talk to AI Realent

Abuja house prices: the quick summary

If you need a fast answer before reading the details:

• Budget entry (₦100m-₦200m): Possible in Lugbe, Kubwa, parts of Dawaki and Lokogoma. Expect 3-4 bedroom terraces or bungalows in developing areas. Limited options, but they exist.
• Mid-range (₦200m-₦400m): The sweet spot for most buyers. Opens up Jahi, Life Camp, Gwarinpa, Galadimawa, Mabushi, and parts of Kado. You can find modern 4-bedroom duplexes in gated estates.
• Upper mid-range (₦400m-₦800m): Premium options in Wuye, Jabi, Katampe Extension, and better sections of Guzape and Kado. Larger compounds, better finishes, more established areas.
• Premium (₦800m+): Asokoro, Maitama, top-end Guzape. Large detached duplexes and mansions on substantial plots with high-end finishes.

Data note: All prices in this guide are from AI Realent house listings (For Sale + Houses + Abuja), pulled February 2026. Listings above ₦10 billion were excluded as likely data-entry errors.

How to read the price table

The table below does not just show one number per area. Instead, it shows a range so you can understand what is “low”, “typical”, and “high” in each neighborhood.

• p25 (25th percentile): The lower end of the market. 25% of listings are below this price. This is where you find smaller houses, terraces, or properties that need work.
• Median (50th percentile): The middle price. Half the listings are cheaper, half are more expensive. This is the most reliable “typical” price for the area.
• p75 (75th percentile): The upper end. 25% of listings are above this. These are typically larger houses, fully detached, or with premium finishing.

This approach is more useful than averages, because one extremely expensive or extremely cheap listing can skew an average but does not affect percentiles as much.

House prices by area (current listings)

Important notes:

• Areas with fewer than 5 listings can show skewed ranges. Treat small-sample data as a rough guide and always compare individual properties.
• These are asking prices. Final prices after negotiation are typically 5-15% lower.
• Maitama is not in this table because most Maitama house listings are by special inquiry, but expect ₦500m-₦2bn+ for any house worth buying there.

For area-by-area descriptions and lifestyle comparisons, read: Best areas to buy a house in Abuja.

For specific area price trends, try: Maitama trends | Guzape trends | Jahi trends | Asokoro trends | Wuye analysis | Jabi trends | Katampe trends

What your budget gets you (real examples)

Abstract price ranges can be confusing. Here is what you can actually expect to find at different budget levels, based on current listings.

Budget: ₦100m – ₦200m

Where to look: Lugbe, Kubwa, Dawaki, Lokogoma, parts of Apo.

What you will find:

• 3-bedroom terraces in newer estates (Dawaki, Lugbe).
• 4-bedroom semi-detached duplexes in developing areas.
• Bungalows on modest plots (Kubwa, Lokogoma).
• Older houses that may need renovation in more central locations.

What to expect: At this level, you are trading location and finishing quality for affordability. Properties will generally be farther from the city center, in areas with developing infrastructure. Estate management may be basic or non-existent. Inspect carefully — at lower price points, construction quality varies widely.

Budget: ₦200m – ₦400m

Where to look: Jahi, Life Camp, Gwarinpa, Mabushi, Galadimawa, Katampe Main.

What you will find:

• 4-bedroom terraces and semi-detached duplexes in gated estates with proper management.
• Newer builds with modern finishes (fitted kitchens, en-suite bathrooms, tiled compounds).
• Estate living with security gates, paved roads, and community amenities.
• Some 5-bedroom options in the lower end of this range in areas like Life Camp or Galadimawa.

What to expect: This is where most buyers in Abuja find their home. You get meaningful choice between areas, house types, and estates. Quality is generally better than the sub-₦200m range, but still varies between developers. This budget also covers some older but larger houses in more central areas that may need renovation.

Budget: ₦400m – ₦800m

Where to look: Wuye, Jabi, Kado, Katampe Extension, premium sections of Gwarinpa and Guzape.

What you will find:

• 5-bedroom fully detached duplexes with BQ (boys’ quarters/staff quarters).
• Larger compounds (400-600sqm), sometimes with swimming pools.
• Premium finishes: imported tiles, granite countertops, smart home wiring, inverter-ready systems.
• Better locations — closer to the city center, established road networks, proven areas.

What to expect: At this level, you are buying into established neighborhoods with better infrastructure, security, and resale value. Houses are often larger, better finished, and in more desirable locations. You should still inspect carefully — expensive does not always mean well-built.

Budget: ₦800m and above

Where to look: Asokoro, Maitama, Guzape District, top-end Katampe Extension.

What you will find:

• 5-7 bedroom mansions on 800-2,000sqm+ plots.
• Architect-designed homes with high-end finishes (marble, imported fittings, smart home automation).
• Swimming pools, cinema rooms, multiple staff quarters, extensive landscaping.
• The most prestigious addresses in the FCT.

What to expect: At this level, every detail matters. You are buying prestige, location, and exclusivity. Even at these prices, inspect construction quality — some developers build “Instagram houses” that look spectacular in photos but have structural or drainage problems. Bring an engineer.

Why prices vary so much (even in the same area)

You might see two houses on the same street listed at ₦250 million and ₦500 million. Before you assume one is overpriced or the other is a bargain, understand the factors that drive price differences:

1. House type

A fully detached duplex almost always costs more than a terrace of the same size in the same area. The ranking, from cheapest to most expensive (all else equal):

1. Terrace (shared walls, smaller compound) — most affordable.
2. Semi-detached (one shared wall, medium compound).
3. Fully detached (standalone, private compound) — most expensive.

A 4-bedroom terrace in Jahi might cost ₦250m while a 4-bedroom detached in the same area costs ₦400m+.

2. Land size

Bigger compounds cost more. A house on a 350sqm plot costs less than the same house on a 600sqm plot, because land is the expensive part in Abuja. In premium areas, land alone can cost ₦200m-₦500m+ per plot.

3. Finishing quality

Two houses with the same floor plan can differ by ₦50-₦100 million based on finishes alone:

• Basic: Local tiles, standard doors, basic kitchen, painted walls.
• Standard: Better tiles, aluminum windows, fitted kitchen, decent bathrooms.
• Premium: Imported materials, granite/quartz countertops, smart wiring, designer fittings.
• Luxury: Marble, imported fixtures, automated systems, custom joinery, landscaping.

4. Location within the area

In Abuja, the specific street matters as much as the area name. A house on a tarred, well-drained road with security presence will cost more than the same house on an unpaved, flood-prone side street — even though both are “in Gwarinpa” or “in Dawaki.”

5. Documents

A property with a clean C of O (Certificate of Occupancy) and a clear chain of transfer will typically command a higher price than one with just a Deed of Assignment or unclear documentation. The buyer is paying a premium for legal safety.

6. Estate vs. non-estate

Houses inside gated estates with organized management, security, and infrastructure typically cost 10-30% more than similar houses outside estates in the same area. You are paying for the lifestyle, not just the house.

7. Age and condition

A newly built house costs more than a 10-year-old house that needs renovation. But sometimes an older house on a larger plot in a better location is the smarter buy — if you budget for renovation.

The real cost of buying a house in Abuja (beyond the price)

The listed price is not the final cost. Budget for these additional expenses, which typically add 15-25% on top of the house price.

Example: true cost of a ₦300m house

That is 26% above the listed price. Many buyers do not plan for this and end up scrambling or cutting corners on important steps like legal verification.

Full buying process with checklists: The complete guide to buying a house in Abuja.

Mortgage and financing options in Nigeria

Most house purchases in Abuja are cash transactions. Mortgages exist, but they are far less common than in the UK or US. Here is the landscape:

National Housing Fund (NHF)

• Rate: 6% per annum (the lowest available).
• Maximum loan: ₦15 million (increased in recent years, but still limited for Abuja prices).
• Eligibility: Must be an NHF contributor (employees contribute 2.5% of salary).
• Reality check: ₦15 million does not buy a house in most parts of Abuja. It can supplement your savings or cover renovation costs.

Federal Mortgage Bank of Nigeria (FMBN)

• Rate: 6-9% depending on the product.
• Maximum loan: Up to ₦50 million through primary mortgage banks.
• Tenure: Up to 30 years.
• Reality check: The application process can be lengthy and bureaucratic. Not all properties qualify.

Commercial bank mortgages

• Rate: 18-28% per annum (yes, this is high).
• Maximum loan: Varies by bank and your income.
• Tenure: Typically 10-20 years.
• Reality check: At 20%+ interest, a ₦100 million loan costs ₦20+ million per year in interest alone. This is why most Abuja buyers save and pay cash, or use developer payment plans instead.

Developer payment plans

• Many Abuja developers offer 6-24 month payment plans where you pay in installments as the house is being completed or after delivery.
• This is not a mortgage — there is no bank involved and no interest. But there is risk: if the developer does not deliver, recovering your money can be difficult.
• Only use payment plans from developers with a proven track record of delivering completed projects.

Detailed mortgage guide: Understanding mortgage options in Nigeria.

Buying from the diaspora: price and cost considerations

If you are buying from the UK, US, Canada, or elsewhere, there are extra cost factors to consider.

Exchange rate impact

Property prices in Abuja are listed in naira, but you may be earning in dollars, pounds, or euros. The exchange rate at the time of purchase directly affects your effective cost. A ₦300 million house could cost $180,000 or $220,000 depending on the rate that week.

Strategy: Lock in a price quickly after agreeing, and convert funds as close to the payment date as possible. Use official or well-established channels for currency conversion.

Additional costs for diaspora buyers

• Travel costs: At least one trip to Abuja for inspections (flights, hotel, transport).
• Trusted representative: If you cannot travel, you need someone reliable on ground. This person may charge a fee or commission.
• Communication and logistics: Phone calls, video inspections, document shipping, notarization (if needed).
• Power of attorney: If someone is acting on your behalf, legal fees for preparing and notarizing a power of attorney.

Full diaspora buying advice: Moving to Abuja from the USA.

How to avoid overpaying

Overpaying is more common than most people think. Here is how to protect yourself:

1. Compare at least 5 similar properties. Do not base your price expectations on one or two listings. Browse the area listings in the table above and compare similar house types (same bedrooms, same house style).
2. Understand that listing prices are negotiable. Most sellers in Abuja expect negotiation. A 5-15% reduction from the asking price is normal. Properties that have been listed for months may have more room for negotiation.
3. Do not pay “location premium” for a bad house. A poorly built house in Asokoro is not worth ₦800 million just because of the postcode. Quality matters as much as location.
4. Check the estate, not just the house. Two identical houses in different estates in the same area can have different prices because one estate has better management, security, and infrastructure.
5. Factor in renovation costs. A “cheaper” house that needs ₦30 million in renovations may end up costing more than a slightly more expensive house that is move-in ready.
6. Beware of “special deals.” If a price seems significantly below market rate, investigate why. It could be a legitimate urgent sale — or it could be a sign of document problems, litigation, or fraud.

Common mistakes when comparing house prices

• Comparing a terrace to a detached house. They are different products at different price points. Compare like with like.
• Ignoring land size. A 3-bedroom house on 600sqm costs more than a 4-bedroom house on 300sqm because the land is what appreciates.
• Focusing only on the house price. The true cost is 15-25% higher after fees, taxes, renovation, and setup. Budget accordingly.
• Using one listing as “the market price.” One listing is not a market. Look at ranges across multiple properties.
• Not factoring in document quality. A house with a clear C of O and clean chain of transfer is worth more than an identical house with murky documentation, even if the asking price is the same.
• Comparing asking prices to sold prices. The prices in this guide are asking prices. Final sold prices are typically 5-15% lower.

How to stay current on prices

Abuja property prices change. The best way to stay informed:

• Check live listings regularly. Use the area links in the price table above to see current asking prices in your target neighborhoods.
• Track prices monthly. If you are serious about buying, pick 3 areas and track new listings each month. Note which properties sell (disappear from listings) and which stay listed for months (may be overpriced).
• Read area-specific market reports. We publish regular price trend analyses:
  Maitama |
  Guzape |
  Jahi |
  Asokoro |
  Wuye |
  Jabi |
  Kado |
  Katampe
• Ask for inspection videos. Do not just look at photos. Request current video walkthroughs that show the actual condition of the property and neighborhood.

FAQ: House prices in Abuja

How much does it cost to buy a house in Abuja?

It depends on the area and house type. Budget areas (Lugbe, Kubwa) start from around ₦100m-₦200m. Mid-range areas (Jahi, Life Camp, Gwarinpa) typically range ₦200m-₦400m. Premium areas (Asokoro, Maitama, Guzape) start above ₦500m and can exceed ₦2 billion. The full price table is above.

What is the cheapest area to buy a house in Abuja?

Lugbe and Kubwa generally have the lowest prices, with median prices around ₦150m-₦160m. Parts of Dawaki and Lokogoma also offer affordable options. Factor in commute time and infrastructure when comparing.

Can I buy a house in Abuja for ₦100 million?

It is possible but options are limited. At ₦100m, you are looking at smaller properties in outer areas like Lugbe or Kubwa — typically 3-bedroom terraces or bungalows. You will need to inspect carefully, as build quality at this price point varies significantly.

Are these listing prices or sold prices?

These are asking prices from current listings. Final sold prices after negotiation are typically 5-15% lower, depending on the seller’s situation and how long the property has been listed.

Why is a house in Guzape more expensive than Jahi?

Guzape is a premium district (Phase 2) with hilltop views, proximity to Asokoro, and newer luxury housing stock. Jahi (Phase 3) is a mid-range area with more affordable, modern estates. The price difference reflects location tier, land value, and typical house size/quality.

Is Abuja property a good investment?

Abuja property has historically appreciated, driven by demand from government, diplomatic, and corporate sectors. However, returns depend on the area, the property, and the entry price. Not every house in Abuja is a good investment. Read more: Property investment for beginners in Abuja and Investment tips.

Why are Abuja houses so expensive compared to other Nigerian cities?

Abuja is a planned capital city with controlled land supply (all land belongs to the Federal Government), high demand from government, diplomatic, and corporate sectors, and relatively better infrastructure than most Nigerian cities. Limited supply plus high demand equals high prices. More context: Why real estate in Abuja is so expensive.

Should I get a mortgage or pay cash?

Most Abuja buyers pay cash because mortgage rates in Nigeria are very high (18-28% at commercial banks). Government-backed options (NHF, FMBN) have lower rates but smaller loan limits. Developer payment plans are another option. Details above in the financing section.

How much extra should I budget beyond the house price?

Budget an additional 15-25% on top of the house price for legal fees (5-10%), agency (5%), Governor’s Consent (3-6%), stamp duty (1.5%), renovation, furnishing, and setup. For a ₦300m house, plan for a total spend of ₦370m-₦400m.

Can I negotiate the price of a house in Abuja?

Yes. Virtually all house prices in Abuja are negotiable. A 5-15% reduction from the asking price is common. Properties listed for several months may have more room. Use market comparisons and inspection findings as leverage. Full guide: How to buy a house in Abuja.

Next step

Browse houses for sale in Abuja and compare prices in your target areas. When you find listings you like, contact AI Realent — we will help you inspect, negotiate, and buy safely.