High-Return Real Estate Hotspots in Ogun State
Introduction
Ogun State has evolved into one of Nigeria’s most promising real estate frontiers. Strategically positioned between Lagos and the Southwest corridor, it offers affordable land, rapid industrialization, excellent connectivity, and massive urban migration.
Once regarded merely as a residential spillover for Lagos workers, Ogun State now stands on its own as a prime real estate investment destination. From Arepo and Mowe to Sagamu, Agbara, Ibafo, and Abeokuta, investors are seeing exceptional returns—in some cases, as high as 300% appreciation within five years.
However, success in real estate depends not only on buying land but also on buying in the right location, at the right time, with the right legal protection.
In this comprehensive guide by Chaman Law Firm, we reveal the top-performing real estate hotspots in Ogun State, why they deliver high returns, and what investors must consider before investing.
1. Arepo – The Lagos Gateway with High ROI Potential
Overview
Arepo sits strategically just after the Lagos border, off the Lagos–Ibadan Expressway. Popularly called “New Lagos,” it’s one of Ogun’s most expensive and fast-developing areas.
Why It’s a Hotspot
Proximity to Ojodu Berger, Ikeja, and Magodo.
Secure, well-planned estates (Journalists Estate Phases 1 & 2, VOERA, Orange Estate).
Modern infrastructure—tarred roads, streetlights, and drainage.
High rental demand from Lagos professionals.
Investment Opportunities
Luxury duplexes and serviced apartments.
Short-let properties for Lagos commuters.
Land banking for high-end projects.
Average ROI: 100–180% in 5 years.
Current Land Price (2025): ₦25m – ₦45m per plot.
2. Mowe – The Emerging Middle-Class Hub
Overview
Mowe is rapidly transforming into Ogun’s most dynamic real estate corridor, attracting developers, diaspora Nigerians, and industrial workers.
Why Investors Love Mowe
Located directly along the Lagos–Ibadan Expressway.
Major developments like Redemption Camp, Christopher University, and several mega estates.
Ongoing road and power infrastructure expansion.
Affordable entry point with massive appreciation potential.
Investment Options
Land banking and mini estates.
Medium-income housing units.
Student and short-let accommodations.
Average ROI: 80–150% in 5 years.
Land Price (2025): ₦6m – ₦15m per plot.
3. Ibafo – The Affordable Commuter Town
Overview
Ibafo is located between Arepo and Mowe, making it a sweet spot for investors seeking affordability and access to Lagos.
Why It’s Profitable
Fast-growing estates like Sparklight Estate and RCCG Staff Estate.
Great rental and resale value due to its proximity to Lagos.
Consistent demand from Lagos workers.
Investment Options
Rental apartments and small duplex developments.
Buy-and-hold land strategy for resale.
Average ROI: 70–120% in 4–6 years.
Land Price: ₦5m – ₦12m per plot.
4. Magboro – The Upcoming Residential Powerhouse
Overview
Magboro’s development has skyrocketed since the Lagos–Ibadan railway and road expansion. It’s an ideal location for residential and mixed-use investments.
Key Drivers
Proximity to Ikeja and Berger.
Growing number of gated estates and private schools.
Ongoing infrastructural improvements.
Best Opportunities
Multi-unit rental developments.
Small gated community estates.
Commercial complexes and retail centers.
Average ROI: 80–130% in 5 years.
Land Price: ₦10m – ₦20m per plot.
5. Sagamu Interchange – The Industrial Power Engine
Overview
Sagamu is Ogun’s largest industrial and logistics hub. It connects Lagos, Ibadan, and Benin through major highways and serves as the epicenter for commercial expansion.
Growth Drivers
Dangote Cement Plant and other major industries.
Ogun State’s Industrial Park Project.
Expansion of Sagamu Interchange City.
Accessibility via Lagos–Ibadan Expressway and Sagamu–Benin road.
Investment Opportunities
Industrial warehouses and logistics hubs.
Worker housing estates.
Long-term land banking.
Average ROI: 120–200% in 5 years.
Land Price: ₦4m – ₦10m per plot.
6. Agbara – The Industrial and Manufacturing Hub
Overview
Agbara, located on the Lagos–Ogun border, is home to major multinational industries and one of the largest industrial estates in West Africa.
Why It’s a Goldmine
Host to companies like Nestlé, Unilever, and Procter & Gamble.
Steady rental market due to high employment density.
Excellent road connection to Lagos and Badagry.
Investment Opportunities
Worker housing estates.
Industrial plots and commercial property.
Build-to-rent projects.
Average ROI: 100–180% in 6 years.
Land Price: ₦8m – ₦20m per plot.
7. Abeokuta – The State Capital Advantage
Overview
Abeokuta combines administrative importance with urban development. It attracts both government workers and private investors seeking stable, long-term growth.
Growth Factors
Expanding road networks (Abeokuta–Sagamu and Abeokuta–Ibadan).
Educational institutions like FUNAAB, Crescent University, and Babcock University (nearby).
New residential estates like Laderin and Obada-Oko.
Best Investments
Residential rentals for students and civil servants.
Guesthouses and hostels.
Land banking in fast-growing outskirts.
Average ROI: 50–90% in 5–7 years.
Land Price: ₦3m – ₦8m per plot.
8. Ewekoro – Cement City and Industrial Zone
Overview
Ewekoro is home to two of Nigeria’s largest cement factories — Dangote Cement and Lafarge Africa Plc.
Why It’s Profitable
Industrial growth driving housing demand.
Affordable entry-level pricing.
Government-backed infrastructural projects.
Investment Opportunities
Housing estates for factory workers.
Commercial shops and logistics centers.
Land banking for future resale.
Average ROI: 70–120% in 5 years.
Land Price: ₦2.5m – ₦6m per plot.
9. Iperu–Remo and Ilishan Corridor – The New Development Frontier
Overview
This corridor is emerging fast due to the Remo Economic Zone and Gateway Agro-Cargo Airport, both key projects under the Ogun State Government.
Why It’s a Hotspot
Close to the Ogun State Agro Cargo Airport (Remo).
Federal Government and PPP investments in logistics and agriculture.
Rapid appreciation as development intensifies.
Investment Opportunities
Land banking for future industrial and residential developments.
Joint ventures for estate projects.
Commercial property near the airport corridor.
Average ROI: 150–250% in 5 years.
Land Price: ₦3m – ₦8m per plot.
10. Ota – The Commercial and Educational Center
Overview
Ota hosts Covenant University and numerous industries, making it one of Ogun’s busiest cities for both education and commerce.
Opportunities
Hostels for students.
Commercial plazas and shops.
Build-to-rent housing for factory workers.
Average ROI: 80–120% in 4–6 years.
Land Price: ₦6m – ₦12m per plot.
Emerging High-Yield Corridors to Watch
Owode–Egba Axis: Affordable and fast-developing region near Obafemi–Owode LGA.
Ilaro and Yewa Zone: Increasing population and federal university influence.
Aiyetoro–Ilisan Axis: Growth driven by Babcock University expansion.
Lusada–Atan Area: New industrial clusters forming near Agbara.
These areas currently offer low entry prices but promise 200–300% appreciation potential within 7–10 years.
Why Ogun State Offers High ROI
Proximity to Lagos:
Easy access for Lagos workers and businesses.Industrial Expansion:
Major industries in Sagamu, Agbara, and Ewekoro attract steady demand.Infrastructure Development:
Lagos–Ibadan Expressway, Gateway Airport, and industrial parks.Affordable Land and Low Entry Barrier:
Land in Ogun is 50–70% cheaper than Lagos.Government Incentives:
Public–Private Partnerships (PPP) and housing policies encouraging investors.Inflow of Diaspora and Corporate Investors:
Growing confidence in Ogun’s development stability.
Risk Factors to Consider
Unverified Title Documents – Always confirm ownership and status at the Bureau of Lands.
Unapproved Layouts – Avoid estates without proper physical planning approval.
Omonile (Land Grabbers) – Work only with legitimate developers and lawyers.
Environmental Risks – Conduct soil tests and environmental checks before building.
Speculative Overpricing – Benchmark prices before buying.
Case Study: Mowe and Arepo Land Appreciation
In 2018, a client purchased 4 plots in Mowe at ₦1.5 million per plot (₦6 million total). By 2024, the same plots sold for ₦24 million — a 300% ROI in six years.
Meanwhile, another investor bought a duplex in Arepo in 2019 for ₦30 million. As of 2025, the property is valued at ₦55 million — an 83% appreciation in five years, plus rental income of ₦2.5 million yearly.
The numbers speak for themselves: Ogun’s property market is booming.
How to Maximize ROI in Ogun Real Estate
Buy Early: Invest in emerging locations before mass development.
Verify All Documents: Avoid fake or family lands without proper title.
Work with Lawyers and Surveyors: Legal protection saves millions.
Invest Near Infrastructure: Roads, airports, and factories drive value.
Diversify Investments: Combine land banking and built property.
Register Your Title: Obtain Governor’s Consent or C of O for resale value.
Frequently Asked Questions (FAQs)
Q1: What is the most profitable location in Ogun State for property investment?
Arepo, Mowe, Sagamu, and Agbara currently lead in appreciation and rental income.
Q2: Is Ogun State safe for land investment?
Yes—when proper due diligence and documentation are conducted through a property lawyer.
Q3: How much should I budget for initial investment?
Between ₦2 million and ₦10 million can secure land in fast-developing areas.
Q4: Can I buy land in Ogun while abroad?
Yes, through verified legal representation and a Power of Attorney.
Q5: What type of property gives the highest ROI?
Residential estates, land banking, and commercial rentals near industrial zones.
Legal Role of Chaman Law Firm in Property Investment
At Chaman Law Firm, we provide end-to-end real estate legal services, including:
Land and estate due diligence verification.
Drafting and review of property contracts.
Governor’s Consent and title perfection.
Legal representation in land disputes and documentation issues.
Investment advisory for diaspora and corporate clients.
We combine legal precision with market insight to ensure your investment is secure, compliant, and profitable.
Conclusion
Ogun State has positioned itself as Nigeria’s next real estate goldmine — bridging affordability, access, and industrial growth.
Whether you invest in Arepo, Mowe, Sagamu, Agbara, or the Remo Economic Corridor, your potential for growth is remarkable. The secret lies in buying early, verifying thoroughly, and documenting legally.
