For Nigerians living in the United Kingdom, Europe, the United States and Canada, buying land in Nigeria can be an important investment, a retirement plan or a way of maintaining family ties. But purchasing property from thousands of miles away can also expose buyers to fraudulent sellers, disputed ownership, forged documents and losses that may take years to recover.
Anyone planning to buy land in Nigeria from abroad should verify the seller’s legal ownership, conduct an independent land registry search and confirm the property’s location before releasing substantial funds. Paying an agent, relative or estate developer without completing these checks can leave buyers with little practical protection.
Nigeria’s Land Use Act 1978 governs land rights across the country, while individual states and the Federal Capital Territory operate their own systems for land registration, verification and documentation.
The procedures differ between Lagos, Abuja, Ogun and other states. A document accepted in one location may not satisfy every requirement elsewhere.
An examination of Nigerian land law, official registry services, court judgments and property fraud cases shows why buying land safely requires more than obtaining a receipt or seeing a Certificate of Occupancy.
Four things every diaspora buyer should know
- A Certificate of Occupancy is important evidence of a land right, but it is not an absolute guarantee of ownership.
- A buyer should appoint an independent Nigerian property lawyer and surveyor before making a binding commitment.
- Lagos, Abuja and Ogun provide official channels for checking land records.
- Payment receipts, family assurances, estate brochures and videos of a plot cannot replace legal verification.
Why buying land from abroad carries risks
The challenge for overseas Nigerians is often the distance between the buyer and the property.
Someone living in Manchester, London, Toronto or Houston may depend on photographs, WhatsApp messages, estate agents or family members to assess land offered for sale.
Such information can help buyers identify potential properties, but it does not establish that the seller has a lawful right to transfer the land.
A seller may provide genuine photographs of land they do not own. An agent may introduce a buyer to a property already sold to someone else. An estate developer may advertise plots before obtaining the approvals necessary for its proposed development.
Some transactions also involve disputes over family ownership, inheritance or the authority of a person claiming to act on behalf of a family.
These risks do not mean that every agent or developer is dishonest. They demonstrate why buyers must separate marketing claims from independently verified facts.
What official fraud cases reveal
Nigeria’s Economic and Financial Crimes Commission (EFCC) has documented cases involving disputed ownership, repeated sales and false representations concerning land.
In July 2026, the commission announced the arraignment of two brothers in Port Harcourt over alleged property fraud involving ₦3.2 million.
According to the EFCC, the case arose after a complainant alleged that land he had purchased was subsequently resold to other buyers.
The defendants were charged in court, but the arraignment should not be mistaken for a conviction.
In another case, the EFCC secured convictions in Gombe in March 2019 after two defendants pleaded guilty to charges connected with a ₦700,000 land transaction.
The commission said the complainant had paid for land that was not delivered as promised.
These examples demonstrate that fraudulent land transactions can involve both relatively small purchases and much larger investments.
They do not establish the total annual value of property fraud in Nigeria or the number of diaspora Nigerians affected. A reliable national estimate would require comprehensive, comparable data that was not available from the sources examined.
What Nigeria’s Land Use Act actually says
The most important starting point is the Land Use Act 1978.
Section 1 places land within each state under the control of the state governor, subject to the law’s exceptions, to be held in trust for the use and common benefit of Nigerians.
Rather than treating every transaction as a simple purchase of unrestricted freehold ownership, the law establishes a framework involving rights of occupancy.
Section 5 empowers governors to grant statutory rights of occupancy.
Section 6 addresses the powers of local governments concerning certain land outside urban areas.
Section 9 provides for Certificates of Occupancy, while Sections 21 and 22 regulate the transfer of customary and statutory rights of occupancy.
Under Section 22, the holder of a statutory right of occupancy granted by a governor generally requires the governor’s consent before assigning or otherwise transferring that right, subject to specified exceptions.
For buyers, this means that agreeing on a price and signing a document may not complete the legal process needed to protect their interest.
The nature of the land right and the requirements of the relevant jurisdiction must be established.
Why a Certificate of Occupancy may not protect you
A common misconception is that a Certificate of Occupancy, often called a C of O, automatically proves that the person holding it owns the land beyond challenge.
Nigerian courts have repeatedly rejected that assumption.
In Adole v Gwar (2008), the Supreme Court explained that a Certificate of Occupancy provides initial evidence of a land right but can be challenged where another person establishes a better legal claim.
The Supreme Court adopted a similar approach in Olohunde v Adeyoju (2000).
This distinction is important.
A genuine certificate may still relate to land subject to an earlier legal interest, a defective allocation or another dispute.
Therefore, asking a seller to show a C of O is only the beginning of due diligence.
The buyer’s lawyer must establish the origin of the seller’s title, whether it remains valid and whether the proposed transfer can lawfully proceed.
Ten steps Nigerians abroad should take before buying land
1. Appoint an independent property lawyer
Your first professional appointment should ideally be a Nigerian lawyer experienced in property transactions in the state where the land is located.
The lawyer should act for you rather than for the estate developer or seller.
Their responsibilities should include examining ownership documents, checking title history, investigating disputes, reviewing the sale contract and advising on registration requirements. Verify the lawyer’s professional status and agree on fees and the scope of work in writing.
Where possible, avoid relying exclusively on a lawyer introduced by the seller.
2. Verify the seller’s identity and authority
Before negotiating payment, determine exactly who has the legal authority to sell.
For an individual, request suitable identification and evidence connecting that person to the property.
For a company, verify its registration through the Corporate Affairs Commission and establish that the transaction has been authorised by the appropriate company representatives.
If family land is involved, a lawyer should investigate the identity and authority of those required to approve the sale.
A family representative’s signature alone may not resolve every question about the validity of a transaction.
3. Conduct an official land registry search
Ask your lawyer to conduct a search with the relevant state land registry or FCT land administration authority.
The search should establish the available records concerning the land, including the registered holder, title particulars and any recorded restrictions or encumbrances.
It should also identify inconsistencies that require further investigation.
An official search does not guarantee that every unregistered interest or dispute will be revealed. This is why registry checks must be combined with physical inspection and examination of the seller’s documents.
4. Employ an independent registered surveyor
A surveyor should inspect the land and establish its position, dimensions, boundaries and coordinates.
The survey should be compared with the documents provided by the seller and the relevant official records.
The buyer should also establish whether the land is affected by a road reservation, government acquisition, drainage corridor or another planning restriction.
A plot that appears empty and suitable for construction may not be legally available for the intended purpose.
5. Visit the property through a trusted independent representative
If you cannot travel to Nigeria, appoint someone to inspect the site on your behalf.
This should be someone whose interests are aligned with yours and who is not being paid by the seller to complete the transaction.
Request dated photographs, location information and a live video walkthrough.
Where appropriate, the representative should also report any visible occupation, competing claims or disputes.
However, physical inspection should support professional legal checks, not replace them.
6. Check the developer before buying estate land
For an estate development, examine the company’s registration, ownership of the parent land, development approvals and written obligations to purchasers.
Ask whether the plot being advertised has been properly identified and whether the developer has authority to transfer it.
Advertisements promising a Certificate of Occupancy in the future should be treated as claims requiring documentary verification.
Also investigate promised infrastructure, estate management charges, service fees and penalties for delayed payments.
7. Understand the full purchase cost
The advertised price is rarely the only expense.
Depending on the transaction and jurisdiction, buyers may face legal fees, survey costs, stamp duties, consent fees, registration charges and other applicable government payments.
Some estates also charge for infrastructure, documentation or maintenance.
Request an itemised estimate before signing the agreement.
A buyer offered land at ₦15 million should not assume that ₦15 million represents the total amount required to acquire and document it.
8. Make payments through traceable channels
Avoid paying substantial sums in cash or sending money to an account unrelated to the verified seller without a properly documented explanation.
Use traceable banking channels and obtain written receipts identifying the payer, recipient, amount, property and purpose of payment.
Where appropriate, a lawyer can structure payments through a documented client-account or escrow arrangement.
The contract should clearly establish what happens if the seller cannot prove title, obtain necessary approvals or complete the transfer.
9. Complete the legal documentation
Depending on the property, the transaction may require a Deed of Assignment, sale agreement, governor’s consent, stamping and registration.
A deed is an important legal document, but signing one should not be confused with completing every statutory requirement.
Your lawyer should confirm the precise steps needed for the type of title being transferred.
Keep certified or otherwise verifiable copies of the completed documents.
10. Monitor the property after purchase
Buying the land is not the end of the process.
Arrange periodic inspections and maintain records of the property’s boundaries and status.
Where necessary, take lawful steps to protect possession and prevent encroachment.
Any fencing or development should comply with planning requirements and should not begin merely because payment has been made.
For buyers who intend to build later, a documented property management arrangement may reduce the risk of problems going unnoticed for years.
How to verify land in Lagos, Abuja and Ogun State
Lagos State
Lagos operates an electronic land administration portal offering property search services, applications for certified true copies and transaction tracking.
The official platform indicates that users can search for property using information such as an address, property number or parcel identifier.
Buyers should confirm the appropriate procedure with the Lands Bureau and have their lawyers verify the relevant records.
Official portal: https://landonline.lagosstate.gov.ng/
Abuja and the Federal Capital Territory
Abuja Geographic Information Systems (AGIS) provides land record verification and title search services.
Its published guidance describes requirements for submitting a search application and presenting the original title document for inspection.
The guidance lists search fees of ₦10,000 for private or individual files and ₦20,000 for commercial or organisational files. Buyers should confirm current fees before paying because charges and procedures may change.
AGIS also provides procedures for checking plot information and obtaining official land-related documents.
Official website: https://agis.fcta.gov.ng/
Ogun State
Ogun State’s Land Administration and Revenue Management System, known as OLARMS, provides services relating to land searches, private Certificates of Occupancy, governor’s consent and transaction tracking.
The system also includes procedures for land regularisation and government allocations.
Prospective buyers should verify the appropriate service and current application requirements directly with the relevant state authority.
Official platform: https://olarmsold.ogunstate.gov.ng/
In every state, completing an online search should be regarded as one stage of due diligence rather than a complete guarantee against fraud.
The hidden costs of buying land from overseas
A land purchase can expose diaspora investors to several financial risks beyond the possibility of outright fraud.
One is exchange-rate risk.
Someone earning in pounds, euros, US dollars or Canadian dollars may initially find Nigerian land relatively affordable, but the final cost depends on the exchange rate when each payment is made.
Another is transaction cost.
Where documentation expenses, survey fees, legal charges and infrastructure payments are excluded from the quoted land price, a buyer may discover that considerably more money is needed to complete the purchase.
There is also the cost of holding undeveloped land.
A plot may require inspections, security arrangements, planning approvals and maintenance before construction can begin.
Finally, land is not always easy to sell quickly.
An increase in an advertised neighbourhood price does not necessarily mean a buyer can immediately resell their own plot at that price.
Investors should distinguish asking prices from completed transactions and should be cautious about claims of guaranteed appreciation.
What Nigerians in Britain, Europe, America and Canada should consider
For Nigerians living in Britain, one practical challenge is managing a transaction across different legal and financial systems.
A buyer may need to arrange foreign exchange, send money through an authorised provider, identify a Nigerian legal representative and retain evidence of the source of funds.
British residents should also consider whether future rental income, capital gains or other transactions could create UK tax reporting obligations, depending on residence and personal circumstances.
Similar questions arise for Nigerians resident in Europe, the United States and Canada, although the applicable tax and reporting rules differ.
For anyone living abroad, the central principle is the same: the location of the property does not remove potential obligations in the country where the buyer resides.
Independent legal and tax advice may therefore be necessary before undertaking a substantial investment.
What to do if you suspect land fraud
A buyer who discovers a possible problem should preserve all relevant documents and act promptly.
Important records include bank transfers, receipts, signed agreements, advertisements, emails, WhatsApp conversations, survey plans and information identifying the parties involved.
The next step should normally be to obtain advice from an independent Nigerian lawyer.
Where the circumstances indicate possible criminal fraud, a complaint may be made to an appropriate law enforcement agency, including the EFCC or police.
However, not every failed land transaction is a criminal offence.
Some disputes concern breaches of contract, competing ownership claims or other civil issues that require a different legal remedy.
A lawyer should assess whether the appropriate response is a demand for repayment, an application for an injunction, litigation concerning title or a criminal complaint supported by evidence.
Buyers should avoid making unverified public accusations against individuals or companies while the facts remain disputed.
Frequently asked questions
Can Nigerians living abroad legally buy land in Nigeria?
Generally, Nigerian citizens living overseas can acquire land rights in Nigeria, subject to the Land Use Act and other applicable requirements. Overseas residence alone does not prevent a Nigerian citizen from purchasing property. Buyers with foreign citizenship or other complex nationality circumstances should obtain specific legal advice.
Can I buy land without travelling to Nigeria?
Yes. A transaction may be arranged through appropriately authorised representatives and professionals. However, remote purchase increases the importance of independent verification, properly executed documents and secure payment arrangements.
Is a Certificate of Occupancy enough to prove ownership?
No. Nigerian courts have established that a Certificate of Occupancy is evidence of title but is not conclusive where a better legal interest can be proved.
Can I use a Power of Attorney to purchase land?
A properly drafted Power of Attorney can allow someone to carry out specified actions on your behalf. Its form, execution, authentication and registration requirements depend on the transaction and jurisdiction. A Power of Attorney does not itself guarantee ownership or cure defects in the seller’s title.
Should I buy land directly from a family or an estate developer?
Neither option is automatically safer. The important questions are whether the seller has valid authority, the land is identifiable and transferable, and the transaction satisfies the relevant legal requirements.
What happens if the same plot is sold to two buyers?
The answer depends on the facts, including the validity and priority of competing interests, documentation, registration and other legal considerations. Buyers should obtain immediate legal advice rather than assuming that the first person to pay automatically prevails.
What Readers Should Know
Buying land in Nigeria from abroad can be a legitimate way to invest, build a family home or prepare for retirement.
But a successful transaction requires more than trust, advertising or a promise of future documentation.
The strongest protection is a combination of independent legal representation, official searches, professional surveying, physical verification and properly documented payments.
The Land Use Act provides the national framework, while state and FCT authorities operate procedures that buyers must follow.
Court judgments confirm that even a Certificate of Occupancy is not an unquestionable guarantee of title.
For Nigerians in the diaspora, the lesson is straightforward: verify the property, the seller and the documents before committing substantial money.
A cheaper plot is no bargain if the buyer cannot establish a lawful, transferable interest in the land.
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