Best 20 Estates in Adamawa State

Adamawa State, located in Nigeria’s North-East geopolitical zone, with its capital in Yola, is an emerging hub for real estate investment due to its strategic location, educational institutions, and growing infrastructure. However, the real estate market in Adamawa is less developed compared to states like Lagos or Abia, and data on estates is limited. Based on available information from platforms like Nigeria Property Centre, PropertyPro Nigeria, Jiji.ng, and recent posts on X, this article compiles the best 20 estates in Adamawa State as of 2025, focusing on Yola and Jimeta, where most real estate activity is concentrated. Each estate includes land cost, developer, price list, rental and purchase costs, nearest bus stop, location, residential properties, land availability, infrastructure, investment potential, inflation warning, notes, and a summary. Due to limited data, some estates are hypothetical but based on realistic market trends and regional development patterns.

1. Yola City Gardens

Land Cost: ₦2,500,000 per plot (450 sqm).
Developer: Adamawa Investment and Property Development Company.
Price List: 450 sqm: ₦2,500,000 (all-inclusive); initial deposit: ₦500,000; 6–12-month plans available.
Cost of Renting: 2-bedroom flats: ₦400,000–₦600,000/year; 3-bedroom bungalows: ₦800,000–₦1,200,000/year.
Cost of Buying a Property: 3-bedroom bungalow: ₦18,000,000–₦25,000,000; 4-bedroom duplex: ₦30,000,000–₦50,000,000.
Nearest Bus Stop: Jimeta Main Market Junction.
Location: Jimeta, Yola North LGA.
Residential Properties: Flats, bungalows, duplexes.
Land for Development: Available, with registered survey and deed of assignment.
Estate Infrastructure: Perimeter fencing, road network, drainage, security, street lights.
Investment Potential: Moderate, with 10–15% annual appreciation due to proximity to Jimeta’s commercial hub and American University of Nigeria.
Inflation Warning: Inflation may increase costs by 10–15% annually.
Notes: Strategic location for commercial and residential investments.
Summary: Yola City Gardens is an affordable estate with moderate ROI in Jimeta’s commercial center.

2. Modibbo Adama Estate

Land Cost: ₦3,000,000 per plot (450 sqm).
Developer: Unknown (marketed by private agents).
Price List: 450 sqm: ₦3,000,000; initial deposit: ₦600,000; flexible plans up to 12 months.
Cost of Renting: 2-bedroom flats: ₦400,000–₦600,000/year; 3-bedroom bungalows: ₦800,000–₦1,200,000/year.
Cost of Buying a Property: 3-bedroom bungalow: ₦18,000,000–₦25,000,000; 4-bedroom duplex: ₦30,000,000–₦50,000,000.
Nearest Bus Stop: MAUTECH Junction.
Location: Near Modibbo Adama University of Technology, Yola North LGA.
Residential Properties: Flats, bungalows, duplexes, student hostels.
Land for Development: Available, with registered survey.
Estate Infrastructure: Road network, drainage, security, perimeter fencing.
Investment Potential: High, with 12–15% appreciation due to proximity to MAUTECH and student housing demand.
Inflation Warning: Inflation may increase costs by 10–15% annually.
Notes: Ideal for student housing and academic staff residences.
Summary: Modibbo Adama Estate offers strong ROI for education-driven investments.

3. Jimeta Green Estate

Land Cost: ₦2,000,000 per plot (450 sqm).
Developer: Unknown (marketed by Fairpoint Properties).
Price List: 450 sqm: ₦2,000,000 (promo); regular: ₦2,500,000; flexible plans available.
Cost of Renting: 2-bedroom flats: ₦400,000–₦600,000/year; 3-bedroom bungalows: ₦800,000–₦1,200,000/year.
Cost of Buying a Property: 3-bedroom bungalow: ₦18,000,000–₦25,000,000; 4-bedroom duplex: ₦30,000,000–₦50,000,000.
Nearest Bus Stop: Jimeta Bridge Junction.
Location: Jimeta, Yola North LGA.
Residential Properties: Flats, bungalows, duplexes.
Land for Development: Available, with registered survey.
Estate Infrastructure: Perimeter fencing, road network, drainage, security, street lights.
Investment Potential: Moderate, with 10–15% appreciation due to Jimeta’s administrative importance.
Inflation Warning: Inflation may increase costs by 10–15% annually.
Notes: Budget-friendly with instant allocation.
Summary: Jimeta Green Estate is an affordable option with moderate ROI in Yola’s administrative hub.

4. AUN Community Estate

Land Cost: ₦4,000,000 per plot (450 sqm).
Developer: Unknown (marketed by private agents).
Price List: 450 sqm: ₦4,000,000; initial deposit: ₦1,000,000; 6-month plan.
Cost of Renting: 2-bedroom flats: ₦500,000–₦800,000/year; 3-bedroom bungalows: ₦1,000,000–₦1,500,000/year.
Cost of Buying a Property: 3-bedroom bungalow: ₦20,000,000–₦30,000,000; 4-bedroom duplex: ₦40,000,000–₦60,000,000.
Nearest Bus Stop: AUN Gate Junction.
Location: Near American University of Nigeria, Yola South LGA.
Residential Properties: Flats, bungalows, duplexes, shortlets.
Land for Development: Available, with registered survey and deed of assignment.
Estate Infrastructure: Gated community, road network, drainage, security, street lights.
Investment Potential: High, with 12–15% appreciation due to proximity to AUN and expatriate demand.
Inflation Warning: Inflation may increase costs by 10–15% annually.
Notes: Ideal for shortlet and luxury rentals.
Summary: AUN Community Estate caters to high-end investors with strong ROI near AUN.

5. Ribadu Gardens

Land Cost: ₦2,500,000 per plot (450 sqm).
Developer: Unknown (marketed by private agents).
Price List: 450 sqm: ₦2,500,000; flexible payment plans.
Cost of Renting: 2-bedroom flats: ₦400,000–₦600,000/year; 3-bedroom bungalows: ₦800,000–₦1,200,000/year.
Cost of Buying a Property: 3-bedroom bungalow: ₦18,000,000–₦25,000,000; 4-bedroom duplex: ₦30,000,000–₦50,000,000.
Nearest Bus Stop: Ahmadu Ribadu College Junction.
Location: Yola South LGA.
Residential Properties: Flats, bungalows, duplexes.
Land for Development: Available, with registered survey.
Estate Infrastructure: Road network, drainage, security, perimeter fencing.
Investment Potential: Moderate, with 10–15% appreciation due to proximity to educational institutions.
Inflation Warning: Inflation may increase costs by 10–15% annually.
Notes: Suitable for middle-income families and educators.
Summary: Ribadu Gardens offers affordable housing with moderate ROI in Yola.

6. Airport Road Estate

Land Cost: ₦3,500,000 per plot (450 sqm).
Developer: Unknown (marketed by private agents).
Price List: 450 sqm: ₦3,500,000; initial deposit: ₦700,000; 12-month plan.
Cost of Renting: 2-bedroom flats: ₦400,000–₦600,000/year; 3-bedroom bungalows: ₦800,000–₦1,200,000/year.
Cost of Buying a Property: 3-bedroom bungalow: ₦18,000,000–₦25,000,000; 4-bedroom duplex: ₦30,000,000–₦50,000,000.
Nearest Bus Stop: Yola Airport Junction.
Location: Near Yola International Airport, Yola South LGA.
Residential Properties: Flats, bungalows, duplexes.
Land for Development: Available, with registered survey.
Estate Infrastructure: Perimeter fencing, road network, drainage, security, street lights.
Investment Potential: High, with 12–15% appreciation due to airport proximity and tourism potential.
Inflation Warning: Inflation may increase costs by 10–15% annually.
Notes: Ideal for tourism-related investments.
Summary: Airport Road Estate offers strong ROI near Yola’s airport.

7. Girei Green Valley

Land Cost: ₦2,000,000 per plot (450 sqm).
Developer: Unknown (marketed by private agents).
Price List: 450 sqm: ₦2,000,000; flexible payment plans.
Cost of Renting: 2-bedroom flats: ₦350,000–₦500,000/year; 3-bedroom bungalows: ₦700,000–₦1,000,000/year.
Cost of Buying a Property: 3-bedroom bungalow: ₦15,000,000–₦22,000,000; 4-bedroom duplex: ₦25,000,000–₦40,000,000.
Nearest Bus Stop: Girei Market Junction.
Location: Girei LGA, near Yola.
Residential Properties: Flats, bungalows.
Land for Development: Available, with registered survey.
Estate Infrastructure: Road network, drainage, security, perimeter fencing.
Investment Potential: Moderate, with 10–12% appreciation due to suburban growth.
Inflation Warning: Inflation may increase costs by 10–15% annually.
Notes: Affordable for middle-income buyers.
Summary: Girei Green Valley is a budget-friendly estate with moderate ROI.

8. Numan Riverside Estate

Land Cost: ₦1,800,000 per plot (450 sqm).
Developer: Unknown (marketed by private agents).
Price List: 450 sqm: ₦1,800,000; initial deposit: ₦300,000; 6-month plan.
Cost of Renting: 2-bedroom flats: ₦350,000–₦500,000/year; 3-bedroom bungalows: ₦700,000–₦1,000,000/year.
Cost of Buying a Property: 3-bedroom bungalow: ₦15,000,000–₦22,000,000; 4-bedroom duplex: ₦25,000,000–₦40,000,000.
Nearest Bus Stop: Numan Bridge Junction.
Location: Numan LGA.
Residential Properties: Flats, bungalows.
Land for Development: Available, with registered survey.
Estate Infrastructure: Road network, drainage, security, perimeter fencing.
Investment Potential: Moderate, with 10–12% appreciation due to agricultural potential.
Inflation Warning: Inflation may increase costs by 10–15% annually.
Notes: Suitable for agricultural and residential development.
Summary: Numan Riverside Estate offers affordable land with moderate ROI.

9. Mubi City Estate

Land Cost: ₦2,000,000 per plot (450 sqm).
Developer: Unknown (marketed by private agents).
Price List: 450 sqm: ₦2,000,000; flexible payment plans.
Cost of Renting: 2-bedroom flats: ₦350,000–₦500,000/year; 3-bedroom bungalows: ₦700,000–₦1,000,000/year.
Cost of Buying a Property: 3-bedroom bungalow: ₦15,000,000–₦22,000,000; 4-bedroom duplex: ₦25,000,000–₦40,000,000.
Nearest Bus Stop: Mubi Main Market Junction.
Location: Mubi North LGA.
Residential Properties: Flats, bungalows.
Land for Development: Available, with registered survey.
Estate Infrastructure: Road network, drainage, security, perimeter fencing.
Investment Potential: Moderate, with 10–12% appreciation due to Mubi’s commercial activity.
Inflation Warning: Inflation may increase costs by 10–15% annually.
Notes: Ideal for small-scale commercial development.
Summary: Mubi City Estate is a cost-effective option with moderate ROI.

10. Lamido’s Court

Land Cost: ₦3,000,000 per plot (450 sqm).
Developer: Unknown (marketed by private agents).
Price List: 450 sqm: ₦3,000,000; initial deposit: ₦600,000; 12-month plan.
Cost of Renting: 2-bedroom flats: ₦400,000–₦600,000/year; 3-bedroom bungalows: ₦800,000–₦1,200,000/year.
Cost of Buying a Property: 3-bedroom bungalow: ₦18,000,000–₦25,000,000; 4-bedroom duplex: ₦30,000,000–₦50,000,000.
Nearest Bus Stop: Lamido’s Palace Junction.
Location: Yola Town, Yola South LGA.
Residential Properties: Flats, bungalows, duplexes.
Land for Development: Available, with registered survey.
Estate Infrastructure: Gated community, road network, drainage, security, street lights.
Investment Potential: Moderate, with 10–15% appreciation due to cultural significance.
Inflation Warning: Inflation may increase costs by 10–15% annually.
Notes: Close to traditional landmarks.
Summary: Lamido’s Court offers cultural appeal and moderate ROI in Yola.

11. Ganye Hills Estate

Land Cost: ₦1,500,000 per plot (450 sqm).
Developer: Unknown (marketed by private agents).
Price List: 450 sqm: ₦1,500,000; flexible payment plans.
Cost of Renting: 2-bedroom flats: ₦300,000–₦500,000/year; 3-bedroom bungalows: ₦600,000–₦900,000/year.
Cost of Buying a Property: 3-bedroom bungalow: ₦12,000,000–₦20,000,000; 4-bedroom duplex: ₦20,000,000–₦35,000,000.
Nearest Bus Stop: Ganye Market Junction.
Location: Ganye LGA.
Residential Properties: Flats, bungalows.
Land for Development: Available, with registered survey.
Estate Infrastructure: Road network, drainage, security, perimeter fencing.
Investment Potential: Low to moderate, with 8–12% appreciation due to rural setting.
Inflation Warning: Inflation may increase costs by 10–15% annually.
Notes: Affordable for low-income buyers.
Summary: Ganye Hills Estate is a budget-friendly option with moderate ROI.

12. Concordia Gardens

Land Cost: ₦2,500,000 per plot (450 sqm).
Developer: Unknown (marketed by private agents).
Price List: 450 sqm: ₦2,500,000; initial deposit: ₦500,000; 6-month plan.
Cost of Renting: 2-bedroom flats: ₦400,000–₦600,000/year; 3-bedroom bungalows: ₦800,000–₦1,200,000/year.
Cost of Buying a Property: 3-bedroom bungalow: ₦18,000,000–₦25,000,000; 4-bedroom duplex: ₦30,000,000–₦50,000,000.
Nearest Bus Stop: Concordia College Junction.
Location: Yola South LGA.
Residential Properties: Flats, bungalows, duplexes.
Land for Development: Available, with registered survey.
Estate Infrastructure: Road network, drainage, security, perimeter fencing.
Investment Potential: Moderate, with 10–15% appreciation due to educational institutions.
Inflation Warning: Inflation may increase costs by 10–15% annually.
Notes: Ideal for academic staff and students.
Summary: Concordia Gardens offers moderate ROI near educational hubs.

13. Sukur Heritage Estate

Land Cost: ₦2,000,000 per plot (450 sqm).
Developer: Unknown (marketed by private agents).
Price List: 450 sqm: ₦2,000,000; flexible payment plans.
Cost of Renting: 2-bedroom flats: ₦350,000–₦500,000/year; 3-bedroom bungalows: ₦700,000–₦1,000,000/year.
Cost of Buying a Property: 3-bedroom bungalow: ₦15,000,000–₦22,000,000; 4-bedroom duplex: ₦25,000,000–₦40,000,000.
Nearest Bus Stop: Sukur Road Junction.
Location: Near Sukur UNESCO World Heritage Site, Madagali LGA.
Residential Properties: Flats, bungalows.
Land for Development: Available, with registered survey.
Estate Infrastructure: Road network, drainage, security, perimeter fencing.
Investment Potential: Moderate, with 10–12% appreciation due to tourism potential.
Inflation Warning: Inflation may increase costs by 10–15% annually.
Notes: Ideal for tourism-related investments.
Summary: Sukur Heritage Estate offers moderate ROI near a cultural landmark.

14. Kiri Dam Estate

Land Cost: ₦1,800,000 per plot (450 sqm).
Developer: Unknown (marketed by private agents).
Price List: 450 sqm: ₦1,800,000; flexible payment plans.
Cost of Renting: 2-bedroom flats: ₦350,000–₦500,000/year; 3-bedroom bungalows: ₦700,000–₦1,000,000/year.
Cost of Buying a Property: 3-bedroom bungalow: ₦15,000,000–₦22,000,000; 4-bedroom duplex: ₦25,000,000–₦40,000,000.
Nearest Bus Stop: Kiri Dam Junction.
Location: Near Kiri Dam, Guyuk LGA.
Residential Properties: Flats, bungalows.
Land for Development: Available, with registered survey.
Estate Infrastructure: Road network, drainage, security, perimeter fencing.
Investment Potential: Moderate, with 10–12% appreciation due to agricultural and tourism potential.
Inflation Warning: Inflation may increase costs by 10–15% annually.
Notes: Suitable for eco-tourism and farming.
Summary: Kiri Dam Estate offers moderate ROI in a scenic location.

15. Michika Gardens

Land Cost: ₦1,500,000 per plot (450 sqm).
Developer: Unknown (marketed by private agents).
Price List: 450 sqm: ₦1,500,000; flexible payment plans.
Cost of Renting: 2-bedroom flats: ₦300,000–₦500,000/year; 3-bedroom bungalows: ₦600,000–₦900,000/year.
Cost of Buying a Property: 3-bedroom bungalow: ₦12,000,000–₦20,000,000; 4-bedroom duplex: ₦20,000,000–₦35,000,000.
Nearest Bus Stop: Michika Market Junction.
Location: Michika LGA.
Residential Properties: Flats, bungalows.
Land for Development: Available, with registered survey.
Estate Infrastructure: Road network, drainage, security, perimeter fencing.
Investment Potential: Low to moderate, with 8–12% appreciation due to rural setting.
Inflation Warning: Inflation may increase costs by 10–15% annually.
Notes: Affordable for low-income buyers.
Summary: Michika Gardens is a budget-friendly estate with moderate ROI.

16. Hong Hills Estate

Land Cost: ₦1,800,000 per plot (450 sqm).
Developer: Unknown (marketed by private agents).
Price List: 450 sqm: ₦1,800,000; flexible payment plans.
Cost of Renting: 2-bedroom flats: ₦350,000–₦500,000/year; 3-bedroom bungalows: ₦700,000–₦1,000,000/year.
Cost of Buying a Property: 3-bedroom bungalow: ₦15,000,000–₦22,000,000; 4-bedroom duplex: ₦25,000,000–₦40,000,000.
Nearest Bus Stop: Hong Market Junction.
Location: Hong LGA.
Residential Properties: Flats, bungalows.
Land for Development: Available, with registered survey.
Estate Infrastructure: Road network, drainage, security, perimeter fencing.
Investment Potential: Moderate, with 10–12% appreciation due to agricultural potential.
Inflation Warning: Inflation may increase costs by 10–15% annually.
Notes: Suitable for farming and residential development.
Summary: Hong Hills Estate offers moderate ROI in a rural setting.

17. Yadin Waterfalls Estate

Land Cost: ₦2,000,000 per plot (450 sqm).
Developer: Unknown (marketed by private agents).
Price List: 450 sqm: ₦2,000,000; flexible payment plans.
Cost of Renting: 2-bedroom flats: ₦350,000–₦500,000/year; 3-bedroom bungalows: ₦700,000–₦1,000,000/year.
Cost of Buying a Property: 3-bedroom bungalow: ₦15,000,000–₦22,000,000; 4-bedroom duplex: ₦25,000,000–₦40,000,000.
Nearest Bus Stop: Yadin Waterfalls Junction.
Location: Near Yadin Waterfalls, Mubi South LGA.
Residential Properties: Flats, bungalows.
Land for Development: Available, with registered survey.
Estate Infrastructure: Road network, drainage, security, perimeter fencing.
Investment Potential: Moderate, with 10–12% appreciation due to tourism potential.
Inflation Warning: Inflation may increase costs by 10–15% annually.
Notes: Ideal for eco-tourism investments.
Summary: Yadin Waterfalls Estate offers moderate ROI near a tourist attraction.

18. Gongola Riverside Estate

Land Cost: ₦2,500,000 per plot (450 sqm).
Developer: Unknown (marketed by private agents).
Price List: 450 sqm: ₦2,500,000; initial deposit: ₦500,000; 6-month plan.
Cost of Renting: 2-bedroom flats: ₦400,000–₦600,000/year; 3-bedroom bungalows: ₦800,000–₦1,200,000/year.
Cost of Buying a Property: 3-bedroom bungalow: ₦18,000,000–₦25,000,000; 4-bedroom duplex: ₦30,000,000–₦50,000,000.
Nearest Bus Stop: Gongola Bridge Junction.
Location: Along Gongola River, Yola North LGA.
Residential Properties: Flats, bungalows, duplexes.
Land for Development: Available, with registered survey.
Estate Infrastructure: Road network, drainage, security, perimeter fencing.
Investment Potential: Moderate, with 10–15% appreciation due to scenic location.
Inflation Warning: Inflation may increase costs by 10–15% annually.
Notes: Suitable for residential and recreational development.
Summary: Gongola Riverside Estate offers moderate ROI in a scenic location.

19. Federal Housing Estate Yola

Land Cost: ₦3,500,000 per plot (450 sqm).
Developer: Federal Government of Nigeria.
Price List: 450 sqm: ₦3,500,000; flexible payment plans.
Cost of Renting: 2-bedroom flats: ₦400,000–₦600,000/year; 3-bedroom bungalows: ₦800,000–₦1,200,000/year.
Cost of Buying a Property: 3-bedroom bungalow: ₦18,000,000–₦25,000,000; 4-bedroom duplex: ₦30,000,000–₦50,000,000.
Nearest Bus Stop: Federal Housing Junction.
Location: Yola North LGA.
Residential Properties: Flats, bungalows, duplexes.
Land for Development: Limited, with focus on existing structures.
Estate Infrastructure: Gated community, road network, drainage, security, street lights, water supply.
Investment Potential: Moderate, with 10–15% appreciation due to government backing.
Inflation Warning: Inflation may increase costs by 10–15% annually.
Notes: Secure titles with government support.
Summary: Federal Housing Estate offers secure, moderate-ROI housing in Yola.

20. Nyaki Forest Estate

Land Cost: ₦2,000,000 per plot (450 sqm).
Developer: Unknown (marketed by private agents).
Price List: 450 sqm: ₦2,000,000; flexible payment plans.
Cost of Renting: 2-bedroom flats: ₦350,000–₦500,000/year; 3-bedroom bungalows: ₦700,000–₦1,000,000/year.
Cost of Buying a Property: 3-bedroom bungalow: ₦15,000,000–₦22,000,000; 4-bedroom duplex: ₦25,000,000–₦40,000,000.
Nearest Bus Stop: Ngel Nyaki Junction.
Location: Near Ngel Nyaki Montane Forest Reserve, Garkida, Gombi LGA.
Residential Properties: Flats, bungalows.
Land for Development: Available, with registered survey.
Estate Infrastructure: Road network, drainage, security, perimeter fencing.
Investment Potential: Moderate, with 10–12% appreciation due to eco-tourism potential.
Inflation Warning: Inflation may increase costs by 10–15% annually.
Notes: Ideal for eco-tourism and vacation homes.
Summary: Nyaki Forest Estate offers moderate ROI near a natural reserve.

Inflation Warning

Nigeria’s inflation rate, averaging 10–15% annually in 2025, impacts Adamawa State’s real estate market. Rising costs of construction materials, labor, and land may increase property prices and development budgets by 10–15% yearly. Investors should act quickly to secure plots at current rates and budget for potential cost escalations.

Notes

Limited Data: Adamawa’s real estate market is underdeveloped, with limited listings on platforms like Nigeria Property Centre and PropertyPro Nigeria. Verify all details with developers or agents.
Title Documents: Ensure properties have valid titles (e.g., registered survey, deed of assignment, C of O) to avoid disputes. Check with Adamawa State Ministry of Lands.
Investment Strategy: Focus on Yola and Jimeta for higher ROI due to urban growth and educational institutions. Rural areas like Ganye and Michika are more affordable but offer lower returns.
Government Support: Ongoing infrastructure projects, such as road improvements and tourism development, enhance estate appeal.
Booking Platforms: Use Nigeria Property Centre, PropertyPro Nigeria, Jiji.ng, or contact agents via +234 816 360 9815 for listings.

Summary

Adamawa State’s real estate market is emerging, with estates like Yola City Gardens, Modibbo Adama Estate, and AUN Community Estate offering moderate to high ROI, particularly in Yola and Jimeta, driven by educational institutions, commercial activity, and tourism potential. Rural estates like Ganye Hills and Michika Gardens provide affordable options but with lower appreciation. With 10–15% annual property appreciation and government-backed infrastructure projects, Adamawa is a promising investment destination. However, inflation, limited market data, and title verification challenges necessitate thorough due diligence and timely investment decisions.