Risks to Consider When Buying Land Along Lagos–Ibadan Expressway
Introduction
The Lagos–Ibadan Expressway is one of the most important road corridors in West Africa — connecting Lagos (Nigeria’s commercial hub) to Ogun and Oyo States, while also linking the Southwest region to the rest of the country. Over the years, it has attracted thousands of real estate investors, estate developers, and families seeking affordable housing and profitable land investments.
From Arepo, Mowe, Ibafo, and Magboro to Sagamu, Ogere, and Ibadan suburbs, properties along this axis have experienced rapid appreciation — sometimes doubling or tripling in value within a few years. However, while the expressway offers excellent opportunities, it also comes with significant legal, environmental, and developmental risks that can turn a promising investment into a painful loss.
This comprehensive guide by Chaman Law Firm, one of Nigeria’s leading property and real estate law firms, highlights the key risks investors must consider when buying land along the Lagos–Ibadan Expressway, and how to protect your investment through proper due diligence and legal compliance.
1. Government Acquisition and Right-of-Way Issues
Understanding Government Acquisition
Many parts of the Lagos–Ibadan corridor fall under government-acquired land — meaning the land was reserved by the state or federal government for specific purposes such as road expansion, public housing, or industrial zones.
Buying such land without proper verification may result in loss of property, demolition, or denial of title registration.
Common Affected Areas
Sections close to the expressway’s main lane or flyover expansions.
Lands near Sagamu Interchange, Mowe, and Ibafo under federal acquisition.
Areas earmarked for the Ogun State Industrial Park Project.
How to Avoid This Risk
Conduct a land search at the Ogun State Bureau of Lands and Survey.
Obtain the Survey Plan and check the land coordinates against the government’s acquisition map.
Engage a qualified property lawyer to interpret your search results.
2. Omonile (Land Grabber) Disputes
Omonile-related fraud is one of the most common risks along the Lagos–Ibadan corridor. Many families and local land agents sell the same land to multiple buyers or forge family signatures to collect payments from unsuspecting investors.
Warning Signs
Pressure to make payments immediately.
Absence of valid survey and title documents.
Family disagreements over ownership.
How to Avoid This Risk
Always verify ownership from the family head and principal members.
Demand a Deed of Assignment signed by all accredited representatives.
Never rely solely on a “family receipt.”
Work with a property lawyer who can conduct land ownership due diligence.
3. Double Allocation by Estate Developers
Some estate developers along the expressway oversell plots or allocate the same land to multiple buyers. This occurs when developers acquire large portions of land but fail to regularize documentation before selling to subscribers.
Consequences
Disputes among subscribers.
Denial of possession or resettlement into another area.
Possible litigation and loss of investment.
Preventive Steps
Verify the developer’s Corporate Affairs Commission (CAC) registration.
Request proof of Governor’s Consent or Deed of Assignment between the developer and original landowners.
Conduct independent verification through a law firm.
4. Unapproved Layouts and Planning Violations
Many estate developers sell land without obtaining layout approval or planning permission from the Ogun State Physical Planning and Urban Development Authority (OGPPUDA).
Without proper approval, your property risks demolition or refusal of building permits.
How to Check
Ask for the Approved Layout Plan of the estate.
Verify with the Ogun State Ministry of Physical Planning and Urban Development.
Avoid properties in environmentally sensitive areas (swamps, buffer zones, or pipelines).
5. Incomplete or Forged Land Documents
Some sellers and agents along the expressway present fake Survey Plans, Deeds of Assignment, or Governor’s Consent to lure investors. These forgeries are often discovered only during title perfection or resale.
Verification Steps
Confirm survey authenticity at the Office of the Surveyor-General of Ogun State.
Cross-check deed registration numbers at the Land Registry.
Ensure your lawyer validates the C of O or Gazette.
6. Encroachment and Boundary Disputes
The Lagos–Ibadan corridor features multiple adjoining estates, family lands, and industrial projects. Without proper demarcation, encroachment disputes frequently occur between neighbours or overlapping estates.
How to Avoid Boundary Issues
Use a licensed surveyor to confirm beacon positions.
Fence your land immediately after purchase.
Ensure your documents reflect accurate coordinates.
7. Poor Access Roads and Infrastructure
While many estates advertise proximity to the expressway, some lack proper access roads, drainage, or electricity. This can significantly delay development and reduce ROI.
Advice
Visit the land physically before payment.
Confirm accessibility during both dry and rainy seasons.
Prioritize estates near major road junctions like Arepo, Mowe, or Sagamu Interchange.
8. Environmental and Flooding Risks
Some parts of the expressway, especially between Ibafo and Magboro, are prone to flooding or swampy conditions. Building or investing without soil testing can result in foundation collapse or costly maintenance.
Mitigation
Conduct soil and environmental tests before purchase.
Avoid waterlogged areas without proper drainage.
Request environmental clearance if buying from a developer.
9. Lack of Proper Title Documentation
Many investors lose money by buying land with only receipts or unregistered agreements. Titles like C of O, Governor’s Consent, or Registered Deed of Assignment determine ownership legitimacy and resale value.
Best Practice
Buy land with verifiable title documents.
Register your purchase immediately after payment.
Avoid any property labeled “under acquisition” or “excision in process.”
10. Litigation and Pending Court Cases
Several lands along the corridor are under court dispute between families, developers, or government authorities. Purchasing such land without checking litigation status is a huge risk.
How to Check
Ask your lawyer to conduct a court search.
Review all documents to see if the property is listed as “subject of litigation.”
Avoid buying “disputed” or “under investigation” properties, regardless of low price.
11. Inflation and Overpricing by Developers
Some estate developers inflate prices or promise unrealistic ROI just to attract investors. Always benchmark prices with current market rates.
Tip
Compare multiple estate offers before committing.
Engage a real estate valuer or lawyer to evaluate true worth.
12. Non-Compliance with Ogun State Land Regulations
Failure to comply with Ogun’s legal and administrative requirements can render your investment invalid.
Key Legal Requirements
Survey Plan Registration with the Surveyor-General’s Office.
Execution of a Deed of Assignment witnessed by legal practitioners.
Application for Governor’s Consent.
Land Registration at the Bureau of Lands.
Skipping any of these steps weakens your ownership claim and limits resale potential.
Case Study: Unverified Land Purchase in Mowe
In 2019, a buyer purchased 2 plots of land from a family in Mowe for ₦4 million without verification. When he attempted to register the land in 2023, it was discovered that the land fell under federal acquisition for the Lagos–Ibadan expressway expansion.
Despite court intervention, the buyer lost possession and received no compensation.
Had he engaged a lawyer for due diligence, this loss could have been prevented.
Legal Remedies for Affected Buyers
If you discover that your land along the expressway is fraudulent or encumbered, you may seek legal redress through:
Rescission of Contract – Canceling the transaction and recovering your money.
Damages – Claiming financial compensation from the seller.
Specific Performance – Compelling delivery of an alternative plot.
Criminal Complaint – Petitioning the police or Land Grabbing Task Force for fraud.
At Chaman Law Firm, we have successfully represented clients to recover funds and properties lost through fake or double sales.
How to Safely Buy Land Along Lagos–Ibadan Expressway
1. Conduct Legal and Physical Due Diligence
Engage a lawyer to verify ownership, title, and encumbrances.
Visit the land site to confirm accessibility and boundaries.
2. Verify Land Title
Confirm with the Ogun State Bureau of Lands and Survey.
Ensure the seller’s name matches official records.
3. Use a Written and Registered Agreement
Avoid oral transactions or handwritten notes.
Ensure all contracts are prepared by licensed lawyers.
4. Confirm Estate Developer Legitimacy
Request CAC registration, layout approval, and land documents.
Avoid developers who cannot show valid Governor’s Consent.
5. Register Your Ownership Promptly
Obtain your Deed of Assignment, Survey Plan, and Governor’s Consent early to secure your title.
Financial and ROI Considerations
Despite the risks, properties along the expressway remain highly profitable when acquired correctly.
| Area | Average Plot Price (2024) | Annual Appreciation Rate | ROI (5 Years) |
|---|---|---|---|
| Arepo | ₦20m – ₦35m | 20–30% | 100–150% |
| Mowe | ₦6m – ₦10m | 15–25% | 80–120% |
| Ibafo | ₦5m – ₦9m | 15–20% | 70–100% |
| Sagamu | ₦3m – ₦7m | 25–40% | 120–200% |
| Magboro | ₦8m – ₦15m | 15–25% | 70–110% |
Common Mistakes to Avoid
Buying without a lawyer or surveyor.
Relying on verbal assurances.
Ignoring land search or environmental checks.
Focusing only on cheap prices.
Failing to secure receipts and legal documents.
Remember: cheap land without verification is the most expensive mistake an investor can make.
Frequently Asked Questions (FAQs)
Q1: Is buying land along Lagos–Ibadan Expressway still profitable?
Yes, if purchased legally and strategically. The region remains a top-performing investment corridor in Nigeria.
Q2: Can I get a C of O for land close to the expressway?
Yes, provided the land is not under federal or state acquisition.
Q3: Who can verify if my land is government-acquired?
Your property lawyer can verify through the Ogun State Bureau of Lands and Survey.
Q4: Can I fence land immediately after purchase?
Yes, but ensure it’s verified and free from encumbrances first.
Q5: What happens if my land is under acquisition?
You may apply for ratification or regularization if eligible, or seek refund/legal redress.
The Role of Chaman Law Firm
At Chaman Law Firm, we protect investors through:
Comprehensive Land Verification and Title Search.
Drafting and Review of Property Contracts.
Legal Representation in Disputes and Recovery.
Documentation and Governor’s Consent Processing.
Property Advisory for Diaspora and Institutional Investors.
Our firm has successfully guided hundreds of clients in Ogun and Lagos to acquire legally safe and high-yield properties along the Lagos–Ibadan Expressway corridor.
Conclusion
The Lagos–Ibadan Expressway remains one of Nigeria’s most promising real estate corridors — combining affordability, accessibility, and growth. But with opportunity comes risk.
Government acquisition, fraudulent sellers, and poor documentation have ruined many investments. The key to success lies in legal due diligence, documentation, and professional guidance.
When done correctly, buying land along this corridor can yield 100–300% ROI within a few years — safely and confidently.
Call to Action
Are you planning to buy land along the Lagos–Ibadan Expressway? Don’t take chances. Let professionals guide you.
