Real estate in Nigeria is booming. From Lagos to Abuja, Port Harcourt to Enugu, the desire to own land or property has never been stronger. But while opportunities abound, so do dangers—especially for buyers who dive in without recognizing key warning signs.
A bad deal in Nigerian real estate isn’t just a setback—it can wipe out life savings or trap you in years of legal battles. That’s why understanding the red flags is not optional. It’s survival.
In this article, we’ll walk through eight major red flags you should look out for in any Nigerian property transaction. These aren’t just “maybe” concerns. They’re hard-won lessons drawn from common fraud tactics, legal missteps, and bitter buyer regrets. Whether you’re buying land, a house, or commercial property, this guide will help you spot the traps before you fall in.
No Valid Title or Ownership Documentation
One of the most common—and dangerous—mistakes buyers make is assuming that possession equals ownership. In Nigerian real estate, the only thing that gives you real control over a property is the legal title. Without it, you don’t own anything—no matter how much you paid.
The key documents to look for include:
Certificate of Occupancy (C of O) – This is the most important title. Issued by state governments, it proves legal rights to occupy and use the land.
Governor’s Consent – If the land is being resold, the governor must consent to the transaction. Without it, the resale is invalid.
Deed of Assignment – This is the legal document that transfers property ownership from one party to another.
Registered Survey Plan – Confirms the exact size, location, and boundaries of the land or property.
Tax Clearance Certificate and Building Approvals – Especially necessary for developed properties.
Many fraudulent sellers rely on buyers not knowing the difference between authentic and fake documents. They may show you a “Deed” that was never registered, or a forged survey plan with altered coordinates.
If these documents aren’t in order, walk away. A beautiful house on stolen land is nothing more than an expensive trap.
Seller Refuses Site Visits or Insists on Remote Transactions
Never buy land or property you haven’t seen in person. This seems obvious, but countless Nigerians have been scammed with glossy photos, fake Google Maps screenshots, or drone footage that has nothing to do with the actual property.
Common scams include:
Showing pictures of a different location entirely.
Advertising land that’s underwater, landlocked, or already sold.
Presenting undevelopable land as prime real estate.
When a seller insists on remote transactions or delays site visits, treat it as a red flag. Always visit the property with a licensed surveyor. Confirm that the property matches what was advertised—both physically and on paper.
Insist on walking the entire boundary, checking the surroundings, asking neighbors questions, and verifying landmarks. A seller who resists these steps is not being transparent.
Conflicting or Incomplete Documentation
Documentation in real estate isn’t just paperwork—it’s legal protection. Any inconsistencies, missing pages, or different names across documents should be treated with suspicion.
Examples of inconsistencies include:
A survey plan showing different boundaries than the land on ground.
The name on the Deed of Assignment doesn’t match the seller’s ID.
C of O issued to someone else entirely.
Omission of critical information like plot numbers, registration numbers, or location specifics.
Each of these gaps could be an entry point for legal trouble. Even if a property looks real and the seller is convincing, incomplete or mismatched documents can nullify your claim later.
Also, beware of “family land” sales where multiple family members are not aligned. One might sell the land; another may contest it in court. If you’re told it’s family land, ensure you meet with every principal member of the family and obtain their written, notarized consent before proceeding.
No Independent Physical Inspection
Some buyers fall into the trap of “buy now, see later”—especially in hot markets where demand is high. Don’t let urgency rob you of due diligence.
You need to inspect the property with a third party: preferably a registered surveyor and a legal adviser.
Why this matters:
A plot might be located under high-tension power lines, in a flood-prone zone, or on government-acquired land.
The land may be far smaller than advertised.
Buildings may be structurally unsound or constructed without building approvals.
There could be illegal occupants or active litigation unknown to you.
A proper inspection also includes confirming the coordinates of the property match the survey plan and land registry records. A seller with nothing to hide will welcome this process.
Pressure to Make Quick Decisions
In the Nigerian real estate market, pressure tactics are a common strategy employed by fraudulent sellers to rush buyers into making hasty decisions. These tactics often involve creating a false sense of urgency, leading to impulsive purchases without proper due diligence.
Fraudulent sellers may employ various pressure tactics such as:
Claiming the property is in high demand and may be gone tomorrow.
Offering “special prices” that only last 24 hours.
Pushing you to sign documents before letting your lawyer read them.
Succumbing to these tactics can lead to:
Overlooking hidden issues like liens, zoning problems, or ownership disputes.
Paying inflated prices for low-value property.
Signing contracts that favor the seller or contain illegal terms.
Resist all pressure. Take your time. If a seller won’t allow you to consult your lawyer or insists on cash payments without receipts, walk away.
Unclear or Inflated Property Valuations
Some sellers and agents inflate prices well above market value, hoping to exploit uninformed buyers—especially those abroad or new to real estate. In some cases, a property worth ₦20 million will be listed at ₦35 million, just because the buyer didn’t know better.
Always conduct a formal valuation through a certified estate valuer. Also:
Compare recent sales in the area.
Consider land size, location, and infrastructure access.
Investigate the cost of future development—e.g., fencing, road access, or drainage.
Avoid being swayed by luxury finishes or developer branding. Focus on the land title, the construction quality, and whether the property’s price is justifiable.
Ownership Disputes and Encumbrances
Too many Nigerians have bought land only to find that two—or three—other people claim the same piece of land. That’s because in many cases, land may have unresolved ownership disputes, family claims, court injunctions, or legal encumbrances.
Encumbrances are third-party interests that limit your rights to the property. These include:
Mortgages (the land is collateral for a loan).
Court judgments or pending lawsuits.
Government acquisition or revocation of rights.
Family members who weren’t part of the sale.
To avoid these traps, ask for a search report from the land registry. This tells you:
Whether the land has been registered.
If there are any existing legal claims.
Who the rightful owner is.
If the land is under government acquisition.
Don’t rely on verbal assurances. You need a documented, official confirmation that the property is free of claims.
Absence of Legal Representation
Turning up to a real-estate deal without a lawyer in Nigeria isn’t just unwise—it’s illegal and risky. The Land Use Act mandates that all land documents—Deeds of Assignment, Conveyances, and Governors’ Consent—must be handled by a licensed lawyer. Anything else is considered invalid, leaving you with no legal ownership even if you’ve paid in full.
Why you need a real estate lawyer:
Legal Document Drafting – Only a lawyer can prepare enforceable land agreements and confirm the validity of land titles.
Title Search & Due Diligence – They’ll search the land registry to confirm ownership and freedom from encumbrances.
Contract Negotiation – Lawyers ensure fair terms and highlight any one-sided clauses.
Transaction Legitimacy – They help you pay correct taxes, process Governor’s Consent, and ensure every legal step is covered.
Court Protection – If things go south, your lawyer will defend your interests in court or mediation.
Always engage your lawyer before paying a dime or signing any document. Not after.
Final Thoughts
You’ve now explored the eight critical red flags that should raise genuine concern when considering real estate deals in Nigeria—from forged documents and fake listings to rushed decisions and missing legal counsel. Each one reflects a potential breach in the chain of trust and legality, and each demands informed, deliberate response.
Your checklist going forward:
Verify every title document.
Always inspect properties in person.
Insist on full, consistent documentation.
Take your time—don’t fall for sales pressure.
Obtain professional valuation and legal review.
Real estate isn’t just a financial undertaking—it’s deeply personal. You deserve full confidence in every step. When you spot these red flags and act prudently—verify documents, consult experts, and refuse to be hurried—you convert vulnerability into security. That’s how you move from uncertainty to ownership—legitimately, protectively, and with peace of mind.
