If you live in Lagos or have ever tried renting or buying a home here, then you already know: housing is one of the most emotionally draining and financially difficult realities of urban life. What’s less widely understood, though, is how hard the government is now trying to flip this story. By 2026, the Lagos State Government says it plans to complete 14,022 new housing units—a figure that would represent the most ambitious housing delivery by a state in Nigeria since the 1990s.
But is it realistic? Will the homes be affordable or simply increase the luxury surplus? What areas will benefit, and what kind of impact will this push have on jobs, infrastructure, and people’s lives?
In this article, we’ll break down Lagos’s 14,022-home plan using verified, publicly available data, one section at a time. You’ll learn about funding, land, partnership models, rollout strategies, and whether these homes will genuinely be accessible to everyday Lagosians—not just the elite.
Let’s start with what we know.
Background & Context
Lagos’s Housing Crisis: A Recap
Lagos currently has a housing deficit estimated at over 1.2 million units. Some unofficial estimates push that number closer to 2.5 million when informal and slum dwellings are excluded. Population pressure is relentless. With over 23 million residents and counting, the city absorbs between 500,000 and 700,000 new inhabitants every year.
The mismatch between demand and supply has forced many to live in overcrowded apartments, unregulated makeshift settlements, or slums without access to clean water, proper drainage, or security. Monthly rent for a self-contained room in peripheral areas like Ikorodu or Mowe now starts at ₦120,000–₦180,000 annually. In more central zones like Yaba or Surulere, the figure can easily triple. The traditional model—paying two years’ rent upfront—adds even more financial strain.
Previous Efforts & Shortfalls
Previous administrations launched housing schemes, but most fell short. Projects in Jakande and FESTAC laid the foundation decades ago, but newer efforts like the LagosHOMS initiative struggled with affordability. The average unit price of ₦8 million to ₦16 million locked out the lower-income population.
Many past projects also lacked basic infrastructure—drainage, road access, electricity—and were poorly maintained, causing early deterioration. Corruption in allocation, resale speculation, and lack of proper balloting systems have further weakened public confidence.
The 14,022-Unit Plan Explained
Announcement and Scope
In early 2024, the Lagos State Commissioner for Housing, Moruf Akinderu-Fatai, confirmed that the state is targeting the construction and completion of 14,022 homes across different locations before the end of the current administration in 2026. This isn’t a sudden political statement; it builds upon Governor Babajide Sanwo-Olu’s THEMES+ agenda (Traffic management, Health, Education, Making Lagos a 21st-century economy, Entertainment and tourism, and Security).
The commissioner clarified that the units are being delivered through three key methods:
Direct Government Budgeting, Public-Private Partnerships (PPP), and Joint Ventures with landowners and developers.
Distribution Across Lagos
The plan covers all five administrative divisions: Ikeja, Badagry, Ikorodu, Lagos Island, and Epe. Specific projects include:
Sangotedo Phase I & II (Eti-Osa): Already partly delivered; more units coming.
Ibeshe (Ikorodu): Another phased estate with 192 new units planned.
Ajara (Badagry): 420 homes nearing completion.
Itamarun (Epe): 112 units already in development.
Egan-Igando Clusters (Alimosho): Among the most massive, delivering nearly 1,000 homes across several blocks.
What makes this effort noteworthy is that each site is being delivered with roads, water access, electricity connections, and in some cases, security fencing and sewage systems.
Funding, Land & Partnership Structure
Budget Allocation
In 2025, Lagos State allocated ₦101.6 billion to housing and community development—marking an 81.7% increase from the ₦55.9 billion budgeted in 2024. This is the single largest housing budget ever recorded in Lagos State history.
Of this, approximately ₦57.5 billion is reserved for ongoing housing schemes, while ₦18 billion is allocated for urban infrastructure to support these estates: roads, water lines, power links, and drainage systems.
Land Acquisition
One major barrier to housing development in Lagos has always been land. Under this initiative, the state is bypassing lengthy acquisition by prioritizing public land and using land swap deals with private developers. Areas like Itamarun and Odola (Epe) involve landowners offering parcels in exchange for co-developed units.
The Lagos State Building Control Agency and Physical Planning Permit Authority have also introduced expedited approval windows for developers involved in public schemes.
Partnership Models
Three types of partnership models are being used:
Joint Ventures (JV): Developers provide construction while the state provides land, with shared revenue on sales.
Public-Private Partnership (PPP): Long-term concessions where developers finance and manage the estate for 15–20 years before full handover.
Cooperative Schemes: Where buyers come together under unions or trade groups and fund part of the construction while the government facilitates land and permits.
The government has also formed new alliances with the Federal Mortgage Bank of Nigeria and Lagos Building Investment Company to provide low-interest mortgages for qualified buyers.
Affordability & Accessibility
Will These Homes Be Affordable?
This is the single biggest question for most Lagosians. According to the Lagos State Ministry of Housing, the pricing strategy for the 14,022 units will differ based on location, housing type, and development model. For instance, fully government-funded units in areas like Egan or Ajara may start as low as ₦4 million for a one-bedroom flat. In PPP estates like Sangotedo or Ibeshe, units may range between ₦8 million and ₦20 million.
But even at the lowest rates, these amounts are still steep for many. That’s where mortgage schemes come in. The Lagos State Real Estate Regulatory Authority (LASRERA) has partnered with several microfinance banks and mortgage institutions to support 5–15 year mortgage repayment plans, especially targeting civil servants and first-time buyers.
Special Provisions
About 30% of the units will be reserved for civil servants, teachers, police officers, and nurses under a direct allocation model. Another 20% will be sold under a rent-to-own scheme, where beneficiaries can move in after paying an initial deposit of just 5% and continue to pay monthly for 10–15 years.
The Ministry also revealed that individuals earning less than ₦150,000 monthly can apply under a special low-income housing scheme—though these will be limited in number and available only in estates like Egan and Ajara.
Jobs, Infrastructure & Economic Ripple Effect
Job Creation
Construction of 14,000+ homes across Lagos is no small feat. The state estimates over 80,000 direct and indirect jobs will be created by the time the project concludes in 2026. This includes skilled laborers—masons, electricians, plumbers—and also drivers, suppliers, security guards, and administrative personnel.
Through the Ministry of Wealth Creation and Employment, over 6,500 artisans have been enrolled to work across these estates under a Lagos-based artisan registry. It’s a strategic way to keep the economic value of the housing push circulating within the state.
Supporting Infrastructure
Each housing site is being paired with parallel investment in road construction, schools, health centers, and market stalls. For instance, the Ajara estate is receiving a new 2.8 km access road and a primary health center. Sangotedo Phase II is set to benefit from a dedicated BRT stop and road dualization.
Drainage, security lighting, and sewage treatment plants are part of the minimum standard package for each estate. The government has stated it will not hand over homes without these components being in place.
Challenges, Risks & Public Sentiment
Implementation Risks
No public housing plan in Nigeria is without risks. The Lagos initiative faces several. Delays in funding release could slow construction. Insecurity at remote sites may pose a threat to workers. Inflation, currently around 33%, could raise material costs and reduce the number of completed units within budget.
Corruption in allocation remains a concern. LASRERA has promised to use digital balloting for all open market units and is building a registry to eliminate double sales, but public trust remains low due to historical failures.
What Lagosians Are Saying
Public sentiment is mixed. Many residents see the 14,022-home plan as overdue and welcome the scale and clarity of the rollout. However, there is deep skepticism about whether lower-income families will truly benefit. Rent-to-own schemes have been tried before, and in many cases, ended up too expensive for most target groups.
Landlords, on the other hand, worry about rental price depressions in some areas. Developers want more incentives and better power infrastructure to support estates post-handover.
What This Means for Future Housing Policy
Setting a New Benchmark
If Lagos successfully delivers all 14,022 homes by 2026, it will become a policy benchmark for other Nigerian states. The model of combining government capital with private efficiency, using joint ventures, and adopting flexible pricing tied to buyer incomes is already being studied by Ogun and Rivers states.
It would also validate the THEMES+ governance model as a workable framework for solving complex urban challenges. Beyond the homes, the rollout—if successful—may inspire replication in transport, healthcare, and waste management.
More Than Housing
This initiative isn’t just about buildings. It’s about dignified living. With integrated infrastructure, job creation, and a mortgage ecosystem, the project could mark a shift toward more inclusive urban planning.
But this depends heavily on transparency, on-time delivery, and the ability to make affordability more than just a political buzzword.
The Bottom Line on the Lagos Housing Push
We now know the Lagos State Government has a clearly defined plan to deliver 14,022 housing units by 2026. There’s land. There’s funding. There’s a multi-stakeholder model that includes developers, banks, and cooperatives. The target audience spans civil servants, low-income earners, and regular buyers, with mortgage options built in.
But the real test will be delivery. Not partial, not symbolic, not exclusive. Full-scale, finished homes with roads, drainage, and fair access. If that happens, then this housing push won’t just change where people sleep—it will reshape the housing culture of Lagos itself.
For now, we watch and hope that this ambitious promise finally closes the gap between policy and people.
