How to Buy Land in Ibadan with Peace of Mind Even If You’re Not Living In Ibadan

My name is Kenneth Odiana Oyakhilome, the CEO, Odiana Homes & Properties LTD, and for the past 5 years, I’ve walked the red earth of Ibadan, not just as a resident but as a dedicated real estate professional and that made me to write this article “How to Buy Land in Ibadan with Peace of Mind”.

I’ve seen the city sprawl, new estates blossom, and ancient family lands transform. More importantly, I’ve guided countless buyers—locals and diaspora alike—to securely own their piece of this vibrant city without falling victim to the nightmares of Omo Onile extortion or discovering their dream plot is government-acquired.

Buying land here can be incredibly rewarding, but it demands knowledge, caution, and the right process.

This comprehensive guide is your roadmap to achieving genuine peace of mind.

Why Ibadan? And Why Caution is Paramount

Ibadan, Nigeria’s largest city by geographical area and the Oyo State capital, offers immense potential.

Land is still relatively affordable compared to Lagos or Abuja, infrastructure is improving steadily (new roads, the rail line), and diverse neighborhoods cater to all tastes.

From the bustling ancient core (Bere, Molete) to serene suburban developments (Akobo, Basorun, Oluyole Estate extensions) and upcoming corridors along the Lagos-Ibadan Expressway and Ibadan-Ijebu Ode Road.

However, the very factors that make land attractive here also attract challenges:

Challenges in Buying Land In Ibadan

1. The Omo Onile Phenomenon: They call themselves Sons of the Soil. These are individuals or groups claiming ancestral ownership or custodianship of land.

While legitimate family representatives exist, many Omo Onile are opportunistic touts. Their tactics range from demanding outrageous signing fees and mobilization money before you even see documents.

They also harass buyers and developers for continuous payments (during foundation, roofing, etc.) and sometimes resort to outright violent intimidation or destruction of property.

This is the single biggest source of anxiety for land buyers in Ibadan.

2. Land Tenure Complexity: Land ownership history can be murky, involving families, communities, and sometimes overlapping claims. Traditional systems intersect (and sometimes clash) with modern statutory law.

3. Government Acquisition: The Oyo State Government (OYSG), and sometimes the Federal Government, has acquired large swathes of land over decades for public projects (housing estates, roads, institutions, etc.).

Not all acquired land is actively developed, leading some to be sold illegally. Buying within acquired land without proper regularization is a ticking time bomb.

4. Document Fraud & Double Sales: Forged documents (deeds, surveys, Governors’ Consent) and the unscrupulous practice of selling the same plot to multiple buyers are real risks, especially with very cheap land or pressured sales.

Click here to know how to get a trustworthy real estate agent in Ibadan

The 7-Step Process On How to Buy Land in Ibadan with Peace of Mind

Forget shortcuts. Peace of mind comes from meticulous due diligence and following the legal pathway. Here’s your battle-tested strategy:

STEP 1: DEFINE YOUR NEEDS & BUDGET (Beyond Just Location)

Purpose: Residential (owner-occupier? Rental?) Commercial? Agricultural? Future investment? This dictates location and potential title type.

Location: Research neighborhoods thoroughly. Consider the accessibility to major roads (Lagos-Ibadan Expy, Ibadan-Ijebu Ode, Iwo Rd, Ojo-Ibadan), your workplace, schools, and markets.

Infrastructure: Current state of roads, water availability, electricity stability, security (talk to residents!).

Development Plans: Are there upcoming road projects, new estates nearby? (Check OYSG Ministry of Lands website).

Community: Is the area dominated by a particular family/community known for Omo Onile issues? (Local agents know this).

Size & Topography: Flat land? Sloped? Does it require significant clearing or filling? Factor in these costs.

Budget: Be realistic. Land cost varies massively. Prime areas (Jericho, Bodija, Agodi GRA) command millions per plot. Emerging areas (Akobo Ojurin, Oluyole extensions, Moniya) are more affordable. Fringes (Egbeda, Lagelu, Ona-Ara LGAs) are cheapest but may have higher Omo Onile risk or distance.

Due Diligence Costs: Surveys, searches, legal fees.

Statutory Fees: Stamp Duty, Registration, Governor’s Consent.

Contingency (10-15%): For unexpected issues or Omo Onile legitimate settlement (if unavoidable and verified).

Development Costs: Fencing, access road contribution (common in new estates).

STEP 2: FINDING THE LAND & INITIAL VETTING (Your First Filter)

Reputable Sources:

Licensed Real Estate Firms (Like ours): Our primary value is pre-vetted listings and handling the entire risky process. We have reputations to protect.

Known Property Developers: Established developers selling plots within their secured estates (e.g., parts of Oluyole, Jadeed Estates) often handle title perfection.

Recommendations: Trusted friends, family, or colleagues who successfully bought recently.

Direct from Verifiable Families (Rare & Requires Caution): Only if you have trusted intermediaries who know the true family head and history.

Red Flags at First Sight:

Too Good to Be True Price: Significantly below market rate? RUN. It’s likely acquired, disputed, or a scam.

Pressure Tactics: “Buy now or it’s gone tomorrow!” “Pay cash before seeing documents.” These are red flags.

Vague Sellers: Seller can’t clearly explain the origin of the title or avoids questions about family/community.

Omo Onile Introduction First: If the first person demanding money isn’t the documented owner or a registered agent, be extremely wary.

No Physical Access or Poor Boundaries: Can’t easily find the plot? Existing fences broken or non-existent? Danger sign.

STEP 3: CRITICAL DUE DILIGENCE (The Heart of Peace of Mind)

This is non-negotiable. Never pay more than a small holding deposit (if any) until this is complete.

A. Investigate Seller’s Root of Title:

Demand all existing documents: Deed of Assignment/Conveyance, Survey Plan, Certificate of Occupancy (C of O) if any, Receipts of previous transactions, Wills (if inherited).

Is it stamped and signed by a licensed Surveyor registered with the Surveyors Council of Nigeria (SURCON)? Verify the surveyor’s license.

Verify the land area matches what’s being sold, and note the Beacon Numbers (Pillars/Reference Points).

B. Conduct Land Searches at Alausa (OYSG Lands Bureau): This is ESSENTIAL to uncover government acquisition and existing encumbrances.

Charting: Submit the Survey Plan number to the Charting Section. They will check if the land falls within any area acquired by the State Government. And you will know if it’s free from government acquisition.

Registry (Search): Submit the documents to the Lands Registry. They search their records for:

Existing C of O or Right of Occupancy.
Any prior registrations, assignments, or mortgages.
Caveats or court injunctions against the land.

Process: Engage a Lawyer or experienced Agent familiar with Alausa bureaucracy. It takes time and persistence. Get officially stamped Search Reports.

C. Physical Verification & Community Liaison:

Surveyor’s Role: Hire your own licensed Surveyor. Their tasks is to:

Locate the exact plot using the Beacon Numbers on the seller’s survey.
Confirm boundaries physically on site.
Check for physical encumbrances (pipelines, power lines, roads, burial grounds).
Produce an Independent Survey Report for you.

Community Enquiry (Crucial for Omo Onile Insight): Visit the Baale (Village Head) or Family Head with a trusted local (your agent/lawyer). Present the seller’s documents and verify if the seller truly represents the family/community.

Discreetly ask residents: “How is the Omo Onile situation here?” “Any issues with this particular plot/family?” Listen carefully.

Check Zoning (Ministry of Physical Planning): Ensure the land is zoned for your intended use (Residential, Commercial, etc.).

STEP 4: NEGOTIATION & DEALING WITH OMO ONILE (Strategy is Key)

Negotiate Price with the DOCUMENTED OWNER: Base negotiations on the verified documents and search results. Don’t negotiate primarily with self-proclaimed Omo Onile.

If due diligence reveals a history of severe harassment or the area is notorious, WALK AWAY. No plot is worth perpetual extortion. Your peace of mind is paramount.

Legitimate Family Settlement (If Unavoidable & Verified): Only if your enquiries confirm specific individuals are the genuine, recognized family representatives, engaged through the Baale/Family Head.

Never deal directly with random touts. Insist that the Baale/Family Head formally introduce the specific individuals entitled to any settlement.

Get Clarity & Receipts: What is the payment for? (“Signing Fee”? “Development Levy”?) Get a clear, written agreement signed by the Family Head/Baale and witnessed. Demand an official receipt.

Factor it In: Treat this as part of your land cost. Ensure the total (Land + Legit Family Settlement) still makes sense.

Include in Deed: Have your lawyer state in the main Deed of Assignment that the vendor confirms all communal/family interests have been settled and indemnifies you against future claims. This is vital but not foolproof.

DO NOT PAY:

Random individuals appearing on site demanding money.
Mobilization fees before searches.
Multiple groups claiming the same authority.

STEP 5: LEGAL DOCUMENTATION & PAYMENT (Securing Your Interest)

Engage a Competent Property Lawyer, not your cousin who does corporate law. Someone specializing in Ibadan property, familiar with Alausa and local customs.

Draft a Formal Contract of Sale that is prepared by your lawyer. It should detail:

Parties (Full names, addresses, IDs).
Property Description (Based on Survey Plan).
Purchase Price & Payment Schedule.
Obligations of Seller (Provide clean title, vacant possession).
Obligations of Buyer (Make payments).
Timeline for completion.
Penalties for breach.
Crucially: Seller’s warranty of title and indemnity against Omo Onile/family claims (based on your verification).

Payment

Never pay 100% cash upfront. Stagger payments.
Significant deposit only after satisfactory searches and Contract signing.
Major installment upon signing Deed of Assignment.
Final balance only after Governor’s Consent application is submitted (see Step 6).
Use Traceable Methods: Bank transfers (to seller’s account, not agent’s), bank drafts. Get stamped receipts for EVERY payment.

Execute the Deed of Assignment/Conveyance: This is the core legal document transferring ownership.

Prepared by your lawyer.
Signed by both parties.
Must be stamped (Stamp Duty paid) at the Federal Inland Revenue Service (FIRS) office.
Witnessed by two independent adults.

STEP 6: PERFECTING YOUR TITLE (Governor’s Consent & Registration)

This step makes your ownership legally airtight against the whole world and is required before you can sell or mortgage the land later.

Apply for Governor’s Consent (OYSG Lands Bureau): Section 22 of the Land Use Act 1978 mandates that ANY transaction concerning land (sale, lease, mortgage) requires the consent of the Governor (for land under State control, which is most land in Ibadan).

Process: Complex and bureaucratic. Involves:

Submission of Application (Forms from Lands Bureau).
Submission of Documents: Contract of Sale, Deed of Assignment, Survey Plan, Tax Clearance of Seller & Buyer, Passport Photos, Search Reports, Pictures of Land, Receipts, etc.
Payment of Fees: Consent fee, Infrastructure levy, Administrative charges (Can be substantial – budget for it).
Inspection: Lands Bureau officials may inspect the site.
Processing Time can take several months. Patience and follow-up are key. Your lawyer/agent should manage this.

Registration at Lands Registry: Once Governor’s Consent is granted, the stamped Deed of Assignment must be registered at the Lands Registry in Alausa. This provides public notice of your ownership.

Pay registration fees.
Get a registered copy of the Deed.

STEP 7: POST-PURCHASE PROTECTION & DEVELOPMENT (Maintaining Peace)

Secure Your Plot Immediately:

Fence It: A clear, physical boundary is the best deterrent against encroachment and opportunistic Omo Onile. Use durable materials (blocks preferred over just barbed wire).

Beacon Re-affirmation: Have your surveyor place permanent concrete beacons at the corners.

Signage: Place clear “Sold” and “No Trespassing” signs with your name/contact (or your lawyer/agent’s).

Build a Relationship with the Baale/Community: A courtesy visit informing them you are the confirmed owner and plan to develop (when you do) fosters goodwill. A small token gift (kola nuts, drinks) is customary and respectful, but not a shakedown payment. Distinguish respect from extortion.

Keep All Documents Safe: Store originals securely (bank safe deposit box). Keep certified true copies accessible. Scan digital backups.

Develop Timely: Vacant land can attract squatters or renewed Omo Onile interest. Develop within a reasonable timeframe, even if it’s just a basic structure or secure storage.

Engage Security (If Necessary): For large plots or in higher-risk areas during development, consider local vigilante or vetted security personnel.

Red Flags & When to Walk Away (Protecting Your Peace)

Seller refuses or delays providing documents for searches.
Land searches reveal government acquisition (“Acquired”) and no evidence of excision or regularization is possible/provided.
Physical search shows major encumbrances (high-tension line directly overhead, pipeline through plot, road expansion planned).
Baale/Family Head disavows the seller or confirms serious disputes.
Multiple Omo Onile groups demanding payment with no clear legitimate authority.
Pressure to pay substantial cash before or during due diligence.
Inability to conduct a proper physical survey due to obstruction.
Your lawyer expresses serious, unresolvable concerns.

Remember: There is ALWAYS another plot. Walking away from a problematic deal is a victory for your peace of mind and finances.

Conclusion: Your Ibadan Land Awaits

Buying land in Ibadan is a significant step towards building wealth, securing your family’s future, or simply owning a home in this historic, dynamic city.

While the challenges of Omo Onile and government acquisition are real, they are not insurmountable. Peace of mind is achievable, but it is earned through a meticulous process, not luck.

By following this 7-step guide, investing in thorough due diligence (especially those Alausa searches), engaging competent professionals (lawyer, surveyor, reputable agent), dealing cautiously and strategically with community aspects, and insisting on perfecting your title through Governor’s Consent, you transform the process from a gamble into a secure investment.

Don’t be lured by cheap prices or pressured sales. Your vigilance is your greatest asset. As a seasoned Ibadan real estate agent, my greatest satisfaction comes not just from closing a sale, but from seeing a client build their dream home or reap investment rewards years later, completely free from the shadows of land disputes or Omo Onile nightmares. That is true peace of mind.

Ready to start your secure land journey in Ibadan?

Contact our team today. We offer comprehensive services – from identifying genuinely vetted properties to managing the entire due diligence and legal process, shielding you from the stress and pitfalls.

Contact Odiana Homes and Properties LTD for a free consultation in any property in Ibadan.

Call or WhatsApp: +234-706-1615-062

Website: https://odianahomesproperties.com/

Email: odiana.properties@gmail.com

Office Address: Office 21, Trinity Galleria, Opposite Ultima, Alafin Avenue, Oluyole Extension, Ibadan.

Disclaimer: This guide provides general information based on extensive experience in Ibadan. Land laws and procedures can evolve. Always consult a qualified legal professional specializing in Oyo State property law for advice specific to your transaction.

Frequent Answered Question

1. How much to buy land in Ibadan?

Land prices range ₦500k – ₦100M+ per plot, driven by:

Location (city center vs. outskirts)
Title type (C of O vs. family land)
Infrastructure (road access, electricity)
Market trends (e.g., Lagos-Ibadan Expressway corridor premiums).
Always budget an extra 20–30% for due diligence, fencing, and legal fees.

2. How much is a plot of land in Ibadan?

Standard plot (50×100ft / 500㎡) costs:

Fringes (Egbeda, Lagelu): ₦1M – ₦4M
Emerging areas (Akobo, Moniya): ₦4M – ₦12M
Developed suburbs (Oluyole, Sango): ₦12M – ₦35M
Prime GRA (Bodija, Jericho): ₦35M – ₦100M+

3. What are the procedures for buying land?

7 Critical Steps:

Due Diligence: Verify documents & conduct Alausa land search.
Survey Check: Hire a SURCON-licensed surveyor for beacon confirmation.
Community Liaison: Meet the Baale/family head to avert omo onile issues.
Negotiation: Pay only the verified owner (not touts).
Legal Contract: Draft sale agreement with indemnity clauses.
Payment: Use traceable methods (bank transfers only).
Title Perfection: Obtain Governor’s Consent (mandatory!).

4. Where is the cheapest place to live in Ibadan?

Budget-friendly areas:

Ona-Ara/Akanran: ₦1M – ₦3M/plot (developing; limited infrastructure)
Egbeda outer zones: ₦1.5M – ₦4M (near new road projects)
Iroko/Lalupon: ₦2M – ₦4.5M (peri-urban; requires patience)
Trade-off: Higher omo onile risk and longer commutes.

5. How much is a land survey in Ibadan?

Verification survey: ₦80,000 – ₦150,000
New survey/beacon placement: ₦150,000 – ₦400,000
Always use SURCON-registered surveyors – unlicensed plans are worthless.

6. Where to buy cheap land in Ibadan

Target these developing corridors:

Akinyele (Moniya): Near dry port & railway (₦2.5M – ₦6M)
Egbeda/Iyana Church: Accessible via Ibadan-Lagos Expy (₦3M – ₦7M)
Omi-Adio/Apata: Southwest axis (₦2M – ₦5M)
Key: Confirm excision status and road plans with Ministry of Lands.

7. Most expensive Land in Ibadan

Prime GRAs & City Center:

Bodija GRA: ₦60M – ₦150M/plot
Jericho GRA: ₦50M – ₦120M
Agodi GRA: ₦45M – ₦100M
Old Ife Road (UI vicinity): ₦40M – ₦90M
Drivers: Proximity to government zones, universities, and premium infrastructure.

8. List of GRA in Ibadan

Official Government Residential Areas:

Bodija GRA
Jericho GRA
Agodi GRA
Iyaganku GRA
Oluyole Estate (GRA Extension)
Ring Road GRA Sector
Onireke GRA

9. How much does a plot of land cost in Ibadan?

(See Q2 for full breakdown)
2024 Benchmark:

Low-end: ₦1M – ₦4M (rural fringes)
Mid-range: ₦7M – ₦20M (growth corridors like Akobo)
High-end: ₦25M+ (GRAs/city center)

10. How much is land at Oluyole Estate, Ibadan?

Core GRA: ₦25M – ₦60M (secured, elite enclave)
Extensions (Adegbayi/Amaanikan): ₦8M – ₦20M (newer, developing)
Premium plots near golf course/elite schools command ₦40M+.

11. What is the best area in Ibadan?

Depends on priorities:

Safety/Status: Bodija/Jericho GRA
Appreciation Potential: Moniya/Akinyele (industrial growth)
Affordability + Growth: Akobo/Adegbayi
Lifestyle: Oluyole Estate (gated communities)
Overall #1: Bodija (infrastructure, prestige, and security).

Pro Tip: Never skip Governor’s Consent – it’s your shield against government reacquisition and fraud. For personalized advice (e.g., family verification in Oluyole), consult an Ibadan-expert lawyer.