5 Nigerian Cities Where You Can Still Buy Land for Under ₦1 Million (2025 Edition)
Think it’s impossible to buy land in Nigeria for under ₦1 million in 2025?
Think again.
While prices are skyrocketing in Lagos and Abuja, smart investors and first-time buyers are quietly snapping up plots in emerging cities for under ₦1M — sometimes as low as ₦350K.
Here are 5 Nigerian cities where land is still affordable, plus insider tips to avoid scams and find real value.
1. 🧱 Abeokuta, Ogun State
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Price Range: ₦400,000 – ₦950,000 (full plot)
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Top Areas: Kobape, Obada, Ayetoro Road
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Why It’s Hot: Close to Lagos, fast urbanization, presence of Babcock & Federal University
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Tip: Look for lands with survey + deed of assignment — C of O plots go above ₦1.5M.
Real Example: A buyer recently got 1 plot in Obada for ₦600K through a local co-operative society in March 2025.
2. 🌴 Uyo, Akwa Ibom
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Price Range: ₦500,000 – ₦850,000
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Top Areas: Itam, Ibiaku Itam, Aka Road Extension
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Why It’s Hot: Clean city, rising tech community, proximity to Calabar
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Tip: Use local agents registered with Uyo Town Planning Authority — avoid unverified family lands.
Insider Note: Diaspora buyers are starting to eye Uyo — prices may spike by 2026.
3. 🛤️ Ilorin, Kwara State
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Price Range: ₦350,000 – ₦800,000
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Top Areas: Ogbomosho Road, Ganmo, Egbejila
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Why It’s Hot: Quiet growth, student rentals from Unilorin, new road projects
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Tip: Request land inspection + coordinates before paying any “family rep” (omo-onile).
Risk Alert: Always check land status with the Kwara State Bureau of Lands — many sites sit on disputed boundaries.
4. 🌾 Asaba, Delta State (Outskirts)
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Price Range: ₦600,000 – ₦950,000
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Top Areas: Okpanam Road Extension, Ibusa Road, Illah
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Why It’s Hot: Near government projects, good road network, diaspora interest
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Tip: Stick with cooperative-owned or estate-marketed lands to avoid boundary disputes.
New Project: A gated community launched near Illah is offering plots at ₦900K for early subscribers (as of July 2025).
5. 🏞️ Akure, Ondo State
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Price Range: ₦500,000 – ₦900,000
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Top Areas: Ijoka, FUTA Back Gate, Oda Town
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Why It’s Hot: University town, planned airport expansion, peaceful environment
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Tip: Prioritize layout-approved plots — many “bush deals” lack proper survey.
Fast Fact: Akure was ranked one of the cheapest capital cities to own land in 2024 (source: NBS).
⚠️ Important Tips Before You Buy
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Always inspect the land physically — don’t rely on photos.
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Verify documents: Survey plan, deed of assignment, layout plan.
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Check zoning laws: Some areas are reserved for agriculture or flood-prone.
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Ask about topography: Swampy land is cheaper — but comes with construction cost.
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Avoid emotional buying: Don’t be rushed by agents claiming “only 2 plots left.”
📌 Final Thoughts
Yes — you can still buy land under ₦1 million in Nigeria in 2025. But the window is closing fast. Smart investors are moving away from Lagos Island hype and finding value in peaceful, promising cities like Abeokuta, Akure, and Ilorin.
Start small, do your due diligence, and think long-term. These are tomorrow’s goldmines.
