7 Steps to Verify Land Before Buying in Ogun State: A 2026 Buyer's Guide
Why Due Diligence Is Non-Negotiable in Ogun State Right Now
Ogun State is one of the fastest-growing real estate markets in Nigeria. The ongoing reconstruction of the 127.6 km Lagos-Ibadan Expressway, the planned extension of Lagos's Red Line rail into Ogun, and Governor Abiodun's ₦1.054 trillion 2025 budget (with over ₦600 billion for capital projects) have sent investor interest soaring.
But where money flows, fraud follows. According to data from the Lagos State Real Estate Regulatory Authority (LASRERA), fraud cases in real estate increased by 23% between 2023 and 2025. Both Lagos and Ogun states record over 500,000 land scam incidents annually, and up to 95% of land titles face contestation risks.
This does not mean you should avoid the market. It means you need to verify before you pay. Here are seven steps to do exactly that.
Step 1: Verify the Land Title at the Ogun State Lands Registry
The first thing to check is what title document the seller claims to hold. In Ogun State, the common titles include:
- Certificate of Occupancy (C of O): The strongest title, issued by the state governor under the Land Use Act of 1978. It confirms the holder's right to use the land for a specified period, usually 99 years.
- Gazette (Government Acquisition): Confirms that the land was excised from government acquisition and returned to the community. Always verify the gazette number at the Lands Bureau.
- Excision: Means the state government has released the land from acquisition. Check if the excision has been gazetted, as an ungazetted excision offers weaker protection.
- Registered Survey Plan: Confirms the land boundaries but does not prove ownership. It should always accompany another title document.
Starting April 1, 2026, the Ogun State Government made electronic Governor's Consent (e-Consent) mandatory for all land transactions. The new Digital Land Registry Portal allows you to search title status online and includes BVN/TIN verification to prevent impersonation.
What to do
Visit the Ogun State Lands Bureau in Abeokuta or use the new digital portal to conduct a title search. Request a certified true copy of any document the seller presents.
Step 2: Conduct a Physical Site Inspection
Never buy land in Ogun State (or anywhere in Nigeria) without visiting the site. Photographs and drone videos can be manipulated. You need to see the land with your own eyes.
During your visit, check for:
- Whether the land matches the size and boundaries described in the survey plan
- Signs of existing occupation, structures, or farming activity
- Accessibility by road, especially during the rainy season
- Proximity to landmarks mentioned in the listing
- Whether there are visible government acquisition markers or warning signs
If the land is in the Mowe-Ofada corridor, along the Lagos-Ibadan Expressway, or in areas around Sagamu and Ijebu-Ode, bring someone who knows the local terrain. The rapid development in these areas means boundaries can shift fast.
Step 3: Commission an Independent Land Survey
Even if the seller provides a survey plan, commission your own independent survey. A registered surveyor will:
- Confirm the exact boundaries with GPS coordinates
- Install beacon pillars to mark the plot corners
- Check whether the land overlaps with neighbouring plots
- Verify the survey plan number against the Surveyor General's records
The Ogun State GIS system now integrates with the digital land registry, making it easier to cross-reference survey data with official records. An independent survey costs between ₦150,000 and ₦350,000 depending on the plot size. That is a small price compared to losing millions to a fraudulent sale.
Step 4: Search for Government Acquisitions and Encumbrances
One of the most common traps in Ogun State is buying land that falls under government acquisition. Large portions of land along the Lagos-Ibadan Expressway, around Sagamu interchange, and near planned industrial zones have been acquired by the government for infrastructure projects.
To check:
- Conduct an encumbrance search at the Lands Bureau to confirm the land is free from mortgages, liens, or court orders
- Check the Ogun State acquisition records to see if the land is under government acquisition
- Search for any pending litigation involving the property
The new digital portal offers a paid deep-search feature that returns comprehensive encumbrance and acquisition data. This is worth every naira.
Step 5: Verify the Seller's Identity and Authority to Sell
Land fraud in Nigeria often involves sellers who have no legal right to sell. This is especially common with family land, where one family member sells without the consent of others.
Before paying:
- Request valid government-issued identification from the seller
- If the seller claims to represent a family, verify their authority with other family members and the community head
- If a company or estate developer is selling, verify their CAC registration and physical office address
- For sales involving a Power of Attorney, have your lawyer verify the document's authenticity at the court where it was registered
In areas like Mowe, Ofada, and Ibafo, community (Omo-Onile) issues remain a real concern. Always verify that the community has consented to the sale and that there are no unresolved disputes.
Step 6: Engage a Qualified Real Estate Lawyer
A real estate lawyer is not optional. According to real estate experts, having a qualified lawyer review all documents before any transfer significantly lowers your exposure to fraud. The biggest warning sign that a deal may be a scam is pressure to pay quickly before completing registry searches.
Your lawyer should:
- Conduct an independent title search at the Lands Bureau
- Review the Deed of Assignment or Contract of Sale
- Ensure the purchase price, payment terms, and default clauses are clearly stated
- Handle the stamping and registration of the deed
- Advise on the Governor's Consent application
Legal fees for land transactions in Ogun State typically range from 5% to 10% of the property value, or a flat fee starting from ₦150,000 for smaller transactions. This is a critical investment in your peace of mind.
Step 7: Apply for Governor's Consent Through the New e-Consent Portal
Under the Land Use Act, every transfer of a C of O requires the Governor's consent. Without it, your transaction is legally incomplete.
The good news: Ogun State's new e-Consent system, mandatory since April 2026, has reduced processing times from the typical 12 to 24 months down to 60 to 90 days. The system features:
- Online application and real-time tracking
- Digital signatures and electronic stamp duty integration
- BVN/TIN verification to confirm applicant identity
- Digital certificate issuance with QR code for instant verification
This is a significant improvement over the old paper-based process. Apply as soon as your purchase is complete to secure your title.
Why These Steps Matter More Than Ever in Ogun State
Ogun State's real estate market is at an inflection point. The Lagos-Ibadan Expressway reconstruction, now in its second phase covering underpasses at Magboro, Warewa, and Arepo, is transforming land values along the corridor. Governor Sanwo-Olu has confirmed plans to extend the Lagos Red Line rail into Ogun State, which would further integrate the Mowe-Ibafo-Ofada axis into the Lagos metropolitan economy.
According to the Nigeria Housing Market, the real estate sector contributed 12.8% of Nigeria's GDP in Q2 2025, making it the third-largest contributor to the economy. The combined output of real estate and construction exceeded ₦77 trillion in 2025.
Land prices in the Mowe-Ofada corridor currently range from ₦1.5 million to ₦7.5 million per plot, depending on size, documentation, and proximity to the expressway, according to listings on Nigeria Property Centre and Private Property Nigeria. As infrastructure projects reach completion, these prices are expected to appreciate significantly.
But price appreciation only benefits you if you actually own what you think you own. Skip due diligence, and you could end up with nothing.
Ready to Buy Land in Ogun State the Right Way?
At Land Republic, we take the guesswork out of land buying. Every property in our portfolio comes with verified title documents, registered survey plans, and transparent pricing. Our estates in Ogun State, including Mowe Prime along the Lagos-Ibadan Expressway, are fully documented and development-ready.
Whether you are buying your first plot or expanding your investment portfolio, our team will walk you through every step of the process.
Call us today at +234 812 222 2283 or visit www.landrepublic.co to explore available properties in Ogun State and across Nigeria.
