Ikorodu Plots Still Sell From N3.5m as Lekki Median Hits N200m
By Aboki Forex —
Ikorodu offers the cheapest median plot price in Lagos at about N3.5 million, undercutting Abuja's Kuje, where the median asking price is roughly N6 million. The figures come from Q3 2026 property data compiled by Nigeria Property Centre, comparing land prices across Lagos and the Federal Capital Territory.
The data shows that land in both cities remains within reach for buyers who look beyond established districts, even as prices in prime areas run into hundreds of millions of naira.
Lagos: cheap entry points in Ikorodu and Epe
In Ikorodu, the median asking price stands at approximately N3.5 million per plot, with some properties advertised from about N500,000. Epe records a median of about N8 million per plot.
Prices climb steeply towards the Lekki-Ajah corridor. Ibeju-Lekki has a median asking price of about N35 million per plot, although individual estate adverts appear for as little as N4 million. Ajah sits at roughly N75 million, while Lekki reaches about N200 million.
That gap explains why a single advertised plot cannot represent an entire neighbourhood, and why buyers must check plot size, title and infrastructure before comparing prices.
Abuja: a clear price ladder from Kuje to Katampe
Abuja's market shows a more even progression. After Kuje's median of about N6 million, prices rise to roughly N11.7 million in Kabusa and about N15 million in Idu Industrial.
Lugbe, along the Airport Road corridor, records about N18 million per plot, while Apo stands at roughly N22.5 million. Karsana reaches about N30 million and Katampe about N45 million.
Gwagwalada remains an option for budget buyers, with individual listings around N5 million, though prices vary widely by size and exact location. Cheaper listings in Kuje start from about N2 million.
What each budget can buy
A buyer with between N5 million and N10 million has realistic options in Ikorodu and Epe in Lagos, and in Kuje and Gwagwalada in Abuja.
Between N10 million and N20 million, Kabusa and Lugbe open up in Abuja, while Lagos buyers get more flexibility in Epe, Ikorodu and selected emerging developments on the outskirts of Ibeju-Lekki.
From N20 million to N40 million, Apo and Karsana become available in Abuja, alongside parts of the wider Ibeju-Lekki corridor in Lagos.
The purchase price is not the full cost. Survey fees, legal documentation, agency charges, development levies, allocation fees and infrastructure costs add to the bill. A well documented 500 square metre plot with road access, drainage and electricity is not the same product as a similar sized plot in an undeveloped community with weak documentation.
For buyers, the practical comparison is not Lekki against central Abuja. It is Ikorodu and Epe against Kuje and Gwagwalada. Total acquisition cost, not the headline advert price, should drive the decision.