5 Emerging Neighbourhoods in Ibadan Where Land Prices Are Still Under ₦3M in 2026

Why Ibadan Is Drawing Serious Attention from Land Investors in 2026

While Lagos land prices continue to climb beyond the reach of most first-time buyers, a growing wave of Nigerian investors and homeowners is looking 120 kilometres north to Ibadan, the capital of Oyo State and one of the largest cities in West Africa by land area.

The reasons are hard to ignore. The Oyo State government revised its 2026 budget upward to ₦1.1 trillion, a 23.5% increase over the original ₦892 billion appropriation, with infrastructure taking the single largest allocation at ₦210 billion. The 110-kilometre Rashidi Ladoja Circular Road is nearing completion on its south-east wing, and the state has approved ₦5.8 billion in compensation for over 900 property owners affected by the expansion.

For buyers willing to look beyond the established GRA neighbourhoods, there are still corners of Ibadan where 300 to 500 square metres of titled land costs less than ₦3 million. This guide breaks down five of those neighbourhoods, the data behind their growth, and what to watch for before you buy.

1. Moniya-Iseyin Road Corridor

Current Price Range: ₦300,000 to ₦900,000 per 300sqm

The Moniya-Iseyin Expressway is fast becoming one of the most talked-about corridors in Ibadan real estate. The road connects the northern exit of the city through Moniya to Iseyin and beyond, passing through land that was largely agricultural just a few years ago.

What changed? First, the corridor sits along one of the planned alignments for the Ibadan Circular Road, which will eventually link it to the Lagos-Ibadan Expressway without passing through the notoriously congested city centre. Second, the area is attracting organised estate developments that bring infrastructure like internal roads, perimeter fencing, and drainage to land that was previously considered "bush."

According to listings tracked on PropertyPro, residential land along this corridor ranges from ₦300,000 for basic plots in the outer stretches to ₦900,000 for plots within gated estates closer to Moniya junction. That pricing puts it among the most affordable entry points in Ibadan.

Land Republic's Premier City and Monarch's Court estates are located along this corridor, offering titled plots starting from ₦540,000 with verified documentation and flexible payment plans. For buyers who want a structured, secure purchase rather than a private-seller negotiation, these estates significantly reduce the risk of buying in a developing area.

2. Ido, Ibadan

Current Price Range: ₦1.5M to ₦2.5M per 300-500sqm

Ido is a local government area on the western edge of Ibadan that has quietly attracted residential development over the past three years. Its appeal comes from proximity: it borders the University of Ibadan and sits along the road to Eruwa, giving residents relatively easy access to the city while offering more open land and lower density.

Data from Numbeo's April 2026 update shows that property prices outside Ibadan's city centre average around ₦3,700 per square foot, which translates to roughly ₦40,000 per square metre. In practical terms, a 500sqm plot in Ido's developing estates trades between ₦1.5 million and ₦2.5 million, depending on proximity to a tarred road and the type of title documentation available.

Land Republic operates The Pearl Residence and Ilu Ayo estates in the Ido area, where plots of 300sqm start from ₦1.8 million. Both offer Registered Survey documentation and are positioned to benefit from the ongoing road improvements linking Ido to the Ibadan-Abeokuta expressway.

The growth case for Ido rests on a simple observation: Ibadan's population, already above 3.5 million according to NBS projections, continues to expand outward. The areas closest to the University of Ibadan and the teaching hospital tend to absorb demand first, and Ido is next in line.

3. Akobo-Ojurin Axis

Current Price Range: ₦1.5M to ₦2.8M per plot

Akobo was once the outer limit of Ibadan's north-western residential frontier. Over the past five years, it has been absorbed into the city's suburban fabric, with estate housing, retail shops, and new road projects filling in the gaps. The Akobo-Ojurin axis, slightly further out along the Oyo road, is where much of the current activity is happening.

According to market estimates from Nigeria Property Centre, land in the Akobo area that sold for ₦4 to ₦5 million three years ago now averages ₦12 to ₦18 million for well-located plots. But the Ojurin extension, just 10 to 15 minutes further along the same road, still offers plots under ₦3 million.

The price gap exists because road access in the outer stretches is still evolving. However, the Ibadan Circular Road project is expected to pass through this general axis, which would compress the distance advantage that makes inner Akobo more expensive. Buyers who enter before that infrastructure arrives stand to see meaningful appreciation.

4. Oluyole Extension (Odo-Ona Elewe Axis)

Current Price Range: ₦2M to ₦2.8M per 450-500sqm

Oluyole is one of Ibadan's most recognised residential districts, home to the Oluyole Industrial Estate and several well-known residential estates. But prime Oluyole land now commands upward of ₦10 million per plot, which puts it out of reach for most first-time buyers.

The opportunity sits in the Oluyole extension area, particularly around the Odo-Ona Elewe axis heading towards Ogun State. Here, plots in the 450 to 500sqm range still trade between ₦2 million and ₦2.8 million. Land Republic's Oluyole Modern Market development is positioned in this area, priced at ₦5 million for commercial plots.

The area benefits from its location on the Lagos-Ibadan old road, which gives residents direct access to both Ibadan's commercial centre and the highway towards Lagos and Ogun State. Commercial activity along this road continues to grow, pulling residential demand outward along the corridor.

According to NaijaEstate's 2026 Ibadan property outlook, the Ring Road axis, which connects to Oluyole, is experiencing 22% to 32% annual appreciation driven by connectivity improvements and Lagos population spillover.

5. Egbeda-Olodo Corridor

Current Price Range: ₦800,000 to ₦2M per 300-500sqm

The Egbeda-Olodo corridor runs along the southern stretch of Ibadan towards the Oyo-Ogun state boundary. It is one of the most affordable areas in the city with genuine residential potential. The corridor benefits from its position on the route to Iwo, giving it through-traffic and commercial viability that pure farmland on the city's edges lacks.

Current listings show residential plots ranging from ₦800,000 to ₦2 million, depending on the specific community and the quality of access road. Some gated estate developments in the area have pushed prices towards the ₦2 million mark, while unstructured plots along secondary roads remain below ₦1 million.

The south-east wing of the Ibadan Circular Road, which is nearing completion as of April 2026, will significantly improve access to this corridor by linking it to the Lagos-Ibadan Expressway and the Iwo Road commercial district without requiring a trip through the city centre.

What Is Driving Land Prices Up Across Ibadan?

Three structural forces are pushing Ibadan land values higher, and they are unlikely to reverse any time soon.

Infrastructure spending at record levels

The ₦1.1 trillion 2026 Oyo State budget is the largest in the state's history. Of the ₦210 billion earmarked for infrastructure, the Circular Road project alone has attracted ₦5.8 billion in land compensation approvals. New roads create new access, and new access creates new demand.

Lagos spillover demand

With prime Lagos land now averaging ₦1.5 to ₦2.5 million per square metre, a growing number of Lagos-based buyers are purchasing land in Ibadan as either a long-term investment or a future retirement base. The completion of the Lagos-Ibadan Railway has made it possible to live in Ibadan and work in Lagos, turning what was once a theoretical spillover into a practical one.

Growing population and urbanisation

Ibadan remains one of Nigeria's largest cities by both population and land area. The National Bureau of Statistics estimates that Nigeria's urban population grows by approximately 3.5% annually, and secondary cities like Ibadan absorb a significant share of that growth. More people means more demand for residential land, and that demand flows outward from the city centre towards the neighbourhoods listed above.

What to Check Before You Buy Land in Any of These Areas

Affordable land in a growing market is attractive, but buyers need to verify a few things before committing money.

Confirm the title documentation

At a minimum, you want a Registered Survey, Deed of Assignment, and either a Certificate of Occupancy (C of O) or evidence that the land falls under a legitimate community allocation. Avoid plots where the only documentation is a "family receipt" unless you are prepared to invest in independent legal verification.

Visit the site physically

Photos and GPS coordinates are useful, but nothing replaces standing on the land. Check the access road, drainage patterns during rain, and whether neighbouring plots show signs of active development or dispute (such as warning signs from competing claimants).

Verify the seller's track record

Buying from an established real estate company with a verifiable track record, completed allocations, and existing customers reduces the risk of buying into a scam or a land dispute. Land Republic, for example, has allocated plots across multiple estates in Ibadan and Ogun State with full documentation and site inspection opportunities.

Understand the payment plan

Some of these neighbourhoods offer plots that can be purchased outright for under ₦1 million, while others offer flexible payment plans stretching six to twelve months. Know your total cost, including survey fees, deed of assignment processing, and any development levies.

The Bottom Line: Ibadan's Window Is Still Open, But Narrowing

The data tells a clear story. Ibadan's land market is appreciating, driven by real infrastructure investment and genuine demand. According to market analysis by Nigeria Housing Market, residential price growth in Nigerian secondary cities is expected to range between 5% and 15% in 2026, with areas near infrastructure projects potentially exceeding that range.

The five neighbourhoods in this guide still offer entry points below ₦3 million, but the Circular Road completion, ongoing estate developments, and continued Lagos spillover will steadily compress these prices. Buyers who move in the next 6 to 12 months will lock in today's pricing before the next wave of infrastructure-driven appreciation hits.

Ready to Buy? Here Is Your Next Step

Land Republic has verified, titled plots in several of these neighbourhoods, starting from ₦540,000 along the Moniya-Iseyin corridor. Every plot comes with a Registered Survey, Deed of Assignment, and flexible payment plans of up to 12 months.

To schedule a free site inspection or speak with an investment advisor, call +234 812 222 2283 or visit landrepublic.co/properties to browse available plots and pricing.