Discover the top Lagos property hotspots for 2025. Data-backed insights on price-per-square-meter, rental yields, and transaction volumes in Ikeja, Surulere, Lekki, Yaba, Ikoyi, and Ibeju-Lekki.
Lagos real estate is not one market—it’s many micro-markets with very different return profiles. In 2025, buyers and investors are asking one core question: where are the best deals right now?
We dug into fresh data from Nigeria Property Centre to compare:
- Average property prices (sale)
- Average rents (flats)
- Gross rental yields
- Transaction/liquidity proxy: Total Property Count
This approach removes hype and focuses on facts per square meter.
Lagos Property Hotspots 2025
1. Ikeja (incl. GRA, Allen, Opebi)
- Avg Sale (Flats): ₦93.3m
- Avg Rent (Flats): ₦3.29m/year
- Yield: ~3.5%
- Listings: 2,697 (sale), 3,339 (rent)
Why it matters: High liquidity and a corporate tenant base. Safer yields than most prime addresses.
2. Surulere
- Avg Sale (Flats): ₦92.4m
- Avg Rent (Flats): ₦2.81m/year
- Yield: ~3.0%
- Listings: 1,813 (sale), 1,680 (rent)
Why it matters: Consistent demand from families/professionals; prices haven’t spiked as fast as Lekki.
3. Lekki Phase 1
- Avg Sale (Flats): ₦148–187m
- Avg Rent (Flats): ₦5.3m/year
- Yield: 2.8–3.6%
- Listings: 6,612 (sale), 7,714 (rent)
- Land Pricing: Freedom Way plots ~₦1.0m/sqm; Periwinkle ~₦1.4m/sqm
Why it matters: Huge liquidity and brand equity. Best for capital appreciation, not income.
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4. Yaba
- Avg Sale (Flats): ₦90–108m
- Avg Rent (Flats): ₦2.0–2.25m/year
- Yield: 1.9–2.5%
- Listings: 517 (sale), ~170 (rent)
Why it matters: Tech and student hub with limited land. Yields are lower than many assume; niche plays (student housing, co-living) work best.
5. Ikoyi / Banana Island
- Land Price: ~₦2.8m/sqm average (₦0.9–₦4.5m/sqm range)
- Representative asks: Banana Island ₦3.2–₦3.8m/sqm
Why it matters: Trophy and land-banking market. Low yields, high prestige.
6. Ibeju-Lekki / Epe Growth Belt
- Avg Sale (Flats): ₦78.5m
- Avg Rent (Flats): ₦1.8m/year
- Yield: 2.3%
- Listings: 294 (sale), 338 (rent)
Why it matters: Speculative upside tied to infrastructure. Only buy with verified title and infrastructure.
Snapshot Table (Aug 2025)
| Area | Avg Sale (₦) | Avg Rent (₦) | Gross Yield | Sale Listings | Rent Listings | Land ₦/sqm |
|---|---|---|---|---|---|---|
| Ikeja | 93.3m | 3.29m | 3.5% | 2,697 | 3,339 | — |
| Surulere | 92.4m | 2.81m | 3.0% | 1,813 | 1,680 | — |
| Lekki Phase 1 | 148–187m | 5.3m | 2.8–3.6% | 6,612 | 7,714 | 1.0–1.4m/sqm |
| Yaba | 90–108m | 2.0–2.25m | 1.9–2.5% | 517 | ~170 | — |
| Ikoyi / Banana | — | — | — | 1,500+ | — | 2.8m/sqm avg |
| Ibeju-Lekki | 78.5m | 1.8m | 2.3% | 294 | 338 | varies |
Buyer Checklist (Free Downloadable PDF)
Before you buy in Lagos 2025, stress-test your deal with these questions:
- Yield realism: Does the actual av oerage rent in your chosen area support your target ROI?
- Liquidity check: Are listings and transactions rising or falling in your submarket?
- Land math: What is your effective buildable sqm cost after setbacks and roads?
- Capex reality: Have you priced repairs (roof, power, plumbing) into your cash-flow model?
“Get the Full 2025 Lagos Property Investment Report (Free PDF). Includes price comparisons, yield data, and our expert recommendations.”
The Lagos market in 2025 is split: cash-flow hunters should focus on Ikeja and Surulere, capital appreciation players on Lekki Phase 1, and wealth preservation buyers on Ikoyi/Banana. For speculative bets, Ibeju-Lekki/Epe may reward patience—if infrastructure delivers.
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