Certificate of Occupancy in Nigeria: Full Details With Complete Breakdown + Price List

Introduction

A Certificate of Occupancy (C of O) is a critical legal document in Nigeria, issued by state governments to certify ownership and the right to use a specific parcel of land or property for a defined period, typically 99 years. Governed by the Land Use Act of 1978, which vests all urban land in state governors, the C of O serves as proof of ownership, protects against disputes, and is essential for property transactions, development, and securing loans. This article provides a comprehensive overview of the C of O, its importance, the process of obtaining one, and a detailed price list across Nigeria’s 36 states and the Federal Capital Territory (FCT) based on available data up to June 2025.

What is a Certificate of Occupancy?

A Certificate of Occupancy is a statutory document issued by the state governor or, in the case of the FCT, the Minister of the Federal Capital Territory. It grants the holder the right to occupy and use land for residential, commercial, agricultural, industrial, or mixed purposes. Key characteristics include:

• Legal Framework: Under Section 9 of the Land Use Act 1978, governors hold land in trust for citizens and issue C of Os to confer statutory rights of occupancy.
• Tenure: Typically 99 years for residential and commercial land, 25–35 years for agricultural or industrial land, with renewal options.
• Exclusivity: Only one C of O can be issued per land parcel, ensuring no duplicate titles exist.
• Types: Includes Family, Residential, Agricultural, Industrial, Excision, Commercial, and Global C of O, each tailored to specific land uses or ownership structures.

The C of O is distinct from other titles like the Deed of Assignment (transfers unexpired interest) or Right of Occupancy (R of O, an offer, not ownership). For land acquired post-1978 from individuals, Governor’s Consent is often required instead of a new C of O.

Importance of a Certificate of Occupancy

• Legal Proof of Ownership: Protects against disputes and unlawful claims, serving as evidence in court.
• Prevents Government Seizure: Without a C of O, land can be revoked without compensation.
• Increases Property Value: Properties with a C of O command higher resale values, especially in urban areas like Lagos and Abuja.
• Access to Financing: Banks require a C of O as collateral for loans or mortgages.
• Facilitates Development: Required for building approvals, changing land use (e.g., commercial to residential), or transferring ownership.
• Compliance and Safety: Ensures properties meet building codes and habitability standards.

Process of Obtaining a Certificate of Occupancy

The process varies slightly by state but generally follows these steps:

1. Application Submission:
   • Obtain and complete an application form from the state’s Land Bureau, Ministry of Lands, or equivalent (e.g., Abuja Geographic Information Systems [AGIS] in FCT).
   • Submit a formal letter addressed to the relevant authority (e.g., Executive Secretary, Land Use Allocation Committee in Lagos).
   • Include required documents: registered survey plan, proof of ownership (e.g., Deed of Assignment, R of O), passport photographs, tax clearance, and receipts for fees.
2. Payment of Fees:
   • Pay non-refundable application, processing, survey, and land use charges, which vary by state and land size.
   • Obtain receipts for all payments.
3. Land Verification:
   • Provide a chartable survey plan prepared by a registered surveyor to confirm the land is free from government acquisition.
   • Land bureau conducts site inspection to verify details.
4. Publication and Inspection:
   • Application may be advertised for 21 days to allow objections (e.g., in Lagos).
   • Further inspections ensure compliance with land use regulations.
5. Approval and Issuance:
   • Application is forwarded through administrative channels (e.g., Permanent Secretary to Governor in Lagos).
   • Governor signs the C of O, which is stamped, registered, and issued to the applicant.
   • Process duration: 3 months to 2 years, depending on state efficiency (e.g., Lagos targets 90 days in some cases).

Requirements

• Land Information Certificate and fee receipt.
• Registered survey plan (2 cloth, 2 paper copies).
• Application form and receipt.
• Passport photographs (typically 4, white background).
• Proof of ownership (e.g., Deed of Assignment, R of O).
• Tax clearance certificate or tenement rate receipt.
• Development levy receipt (for companies, includes directors’ tax clearance).
• Publication/inspection fee receipt.

Challenges

• Lengthy Processing Times: Delays due to bureaucratic inefficiencies, especially in less digitized states.
• High Costs: Fees vary widely, with urban states like Lagos and Abuja being costlier.
• Incomplete Documentation: Errors in survey plans or missing documents lead to rejections.
• Fake Certificates: Risk of fraud requires verification at the land registry.
• Recommendations: Hire professionals (surveyors, lawyers), follow up regularly, and verify state-specific requirements.

Price List Across Nigeria’s 36 States and FCT

The cost of obtaining a C of O varies by state, influenced by land size, location (urban vs. rural), land use (residential, commercial, agricultural), and administrative fees. Below is a detailed price list based on available data up to June 2025. Where specific figures are unavailable, estimates are provided based on trends in similar states or general ranges (₦100,000–₦500,000).

Notes on Pricing

• Costs include application, processing, survey, issuance, and land use fees, but exclude professional fees (e.g., lawyers, surveyors, ₦500,000–₦5M).
• Urban areas (e.g., Lagos, Abuja) are costlier due to higher Fair Market Value (FMV).
• Commercial and industrial land incurs higher fees than residential land.
• Some states calculate fees per square meter, while others use FMV or fixed rates.
• Prices are subject to change; verify with state land registries or agents.

State	Estimated Cost (₦)	Details
Abia	100,000–300,000	Based on land size; urban areas like Umuahia cost more.
Adamawa	100,000–250,000	Lower fees in Yola; rural areas cheaper. Estimated based on trends.
Akwa Ibom	150,000–400,000	Higher in Uyo; includes survey fees (₦50,000–₦100,000). Estimated.
Anambra	200,000–500,000	Costlier in Awka, Onitsha; commercial land higher.
Bauchi	100,000–250,000	Affordable in Bauchi town; rural land cheaper. Estimated.
Bayelsa	150,000–350,000	Higher in Yenagoa; survey fees significant. Estimated.
Benue	100,000–300,000	Affordable in Makurdi; rural agricultural land cheaper. Estimated.
Borno	100,000–250,000	Lower costs in Maiduguri; security affects processing. Estimated.
Cross River	150,000–400,000	Higher in Calabar; tourism zones cost more. Estimated.
Delta	200,000–500,000	Costlier in Asaba, Warri; fees based on square meters.
Ebonyi	100,000–250,000	Affordable in Abakaliki; rural land cheaper. Estimated.
Edo	150,000–400,000	Higher in Benin City; residential land ₦150,000–₦300,000.
Ekiti	100,000–300,000	Affordable in Ado-Ekiti; rural land cheaper. Estimated.
Enugu	200,000–500,000	Costlier in Enugu city; commercial land higher.
Gombe	100,000–250,000	Lower fees in Gombe; rural land cheaper. Estimated.
Imo	150,000–400,000	Higher in Owerri; survey fees significant.
Jigawa	100,000–250,000	Affordable in Dutse; rural land cheaper. Estimated.
Kaduna	150,000–400,000	Higher in Kaduna city; industrial zones cost more.
Kano	200,000–500,000	Costlier in Kano city; commercial land higher.
Katsina	100,000–250,000	Affordable in Katsina; rural land cheaper. Estimated.
Kebbi	100,000–250,000	Lower fees in Birnin Kebbi; rural land cheaper. Estimated.
Kogi	100,000–300,000	Affordable in Lokoja; rural land cheaper. Estimated.
Kwara	100,000–300,000	Higher in Ilorin; residential land ₦100,000–₦200,000. Estimated.
Lagos	100,000–500,000	Urban areas (e.g., Lekki, VI): ₦100,000–₦200,000 for 601–1,000 sqm; FMV-based. Professional fees: ₦500,000–₦2M.
Nasarawa	100,000–300,000	Affordable in Lafia; proximity to Abuja increases costs. Estimated.
Niger	100,000–300,000	Affordable in Minna; rural land cheaper. Estimated.
Ogun	150,000–400,000	Higher in Abeokuta, Ijebu-Ode; improved processing (90 days).
Ondo	100,000–300,000	Affordable in Akure; rural land cheaper. Estimated.
Osun	150,000–400,000	Higher in Osogbo; fees based on square meters.
Oyo	150,000–400,000	Costlier in Ibadan; residential land ₦150,000–₦300,000.
Plateau	100,000–300,000	Affordable in Jos; rural land cheaper. Estimated.
Rivers	200,000–500,000	Higher in Port Harcourt; commercial land costlier.
Sokoto	100,000–250,000	Affordable in Sokoto; rural land cheaper. Estimated.
Taraba	100,000–250,000	Lower fees in Jalingo; rural land cheaper. Estimated.
Yobe	100,000–250,000	Affordable in Damaturu; rural land cheaper. Estimated.
Zamfara	100,000–250,000	Lower fees in Gusau; rural land cheaper. Estimated.
FCT (Abuja)	7,000,000–8,500,000	Flat issuance fee: ₦3.5M; professional fees: ₦3.5M–₦5M. Re-certification: ₦50,000–₦100,000.

Additional Costs

• Survey Fees: ₦50,000–₦200,000, depending on land size and state.
• Legal/Professional Fees: ₦500,000–₦5M in urban areas like Lagos, Abuja.
• Stamp Duty: Varies by state, typically 1–3% of land value.
• Land Use Charge: Annual fee, varies by state (e.g., ₦10,000–₦100,000).
• Publication Fee: ₦10,000–₦50,000 in states requiring advertisement (e.g., Lagos).

Types of Certificates of Occupancy

1. Family C of O: Issued to families for communal land, with no expiry, preventing illegal sales.
2. Residential C of O: For residential properties, 99-year tenure, most common.
3. Agricultural C of O: For farming, 25–28 years, eligible for agricultural loans.
4. Industrial C of O: For industrial use (e.g., factories in Ibeju-Lekki), 35 years.
5. Excision C of O: Issued to villages for land released from government acquisition, non-transferable.
6. Commercial C of O: For commercial properties, 99 years, higher fees.
7. Global C of O: Covers large estates or developments, issued to developers for subdivision.

Why Obtain a Certificate of Occupancy?

• Security: Protects against land scams and government revocation.
• Investment Value: Enhances property resale and rental value, especially in cities like Lagos, Abuja, and Port Harcourt.
• Legal Compliance: Required for building permits, land use changes, and ownership transfers.
• Financial Opportunities: Enables access to loans and investor partnerships.

How to Obtain a C of O

1. Contact State Land Bureau:
   • Visit the Ministry of Lands, Land Registry, or equivalent (e.g., AGIS in Abuja).
   • Examples: Lagos State Land Bureau (Alausa, Ikeja), Ogun State Bureau of Lands (Abeokuta).
2. Engage Professionals:
   • Hire registered surveyors and real estate lawyers to prepare documents and avoid errors.
   • Agents like Planet Ville Real Estate (Lagos, 07037775965) or Villa Afrika (Abuja, +234 708 500 8039) can assist.
3. Verify Land Status:
   • Confirm land is free from government acquisition via a search at the land registry.
   • Ensure seller has legal ownership (e.g., for Omo Onile sales).
4. Follow Up:
   • Track application progress to avoid delays.
   • Check if the governor has signed the C of O (e.g., in Lagos, contact Land Use Allocation Committee).

Frequently Asked Questions

• What is the validity of a C of O? Typically 99 years for residential/commercial, 25–35 years for agricultural/industrial, renewable.
• Can a C of O be revoked? Yes, if land is misused (e.g., wrong purpose) or undeveloped, without compensation.
• Do I need a new C of O for purchased land? No, if the land has a registered Deed of Assignment with Governor’s Consent.
• How long does it take? 3 months to 2 years, depending on state efficiency (e.g., Lagos: 90 days in some cases).
• Is a C of O required for loans? Yes, most banks require it as collateral.
• How to avoid fake C of O? Conduct a search at the state land registry to verify authenticity.

Conclusion

A Certificate of Occupancy is an indispensable document for landowners in Nigeria, offering legal security, investment value, and compliance with the Land Use Act 1978. Costs range from ₦100,000–₦500,000 in most states, with Abuja being significantly higher (₦7M–₦8.5M). Urban areas like Lagos, Port Harcourt, and Kano have higher fees due to land value, while rural states like Jigawa and Zamfara are more affordable. To obtain a C of O, landowners must navigate state-specific processes, ensure accurate documentation, and engage professionals to avoid delays or fraud. For precise costs and requirements, contact state land registries or trusted agents like Planet Ville Real Estate or Villa Afrika. Secure your property investment with a C of O for peace of mind and financial opportunities in Nigeria’s dynamic real estate market.

Disclaimer: Prices and processes are subject to change. Verify with state land registries or listed agents before proceeding. Data is based on sources up to June 2025.