Rising Rents Push Asaba Residents Deeper Into Housing Hardship

Residents of Asaba, Delta State, are facing increasing difficulty securing and retaining decent accommodation as rising rents, inflation, stagnant incomes and the wider cost-of-living crisis put greater pressure on household finances.

Asaba has continued to expand, with new roads, businesses and construction projects changing the city’s landscape. The state capital has also attracted people seeking employment, education, trade and better economic opportunities.

But behind the growth, many residents are struggling to keep up with the cost of housing.

For some households, finding accommodation has moved beyond a normal financial responsibility and become an annual struggle involving difficult choices between rent, food, transportation, school fees, electricity and healthcare.

A 2025 report on the State of Lagos Housing Market cited in the report indicated that rent could consume between 50 and 70 per cent of household income in some cases, reflecting the growing affordability challenge facing Nigerian households.

Residents also face additional costs from estate agents, legal fees and other charges, meaning the amount required to secure a property can be significantly higher than the advertised rent.

In parts of Asaba, a one-bedroom apartment can cost between N700,000 and N1m annually, while larger apartments command higher rents.

For workers whose earnings have not increased at the same rate as inflation, the cost of accommodation can consume a substantial portion of their income.

Workers struggle to keep up with rent increases

Ella, a civil servant living in Ugbolu, said she previously paid N400,000 annually for a three-bedroom apartment but now pays N700,000.

Her salary, however, has not increased by a similar margin, leaving less money available for savings and other family needs.

For Okafor Ikechukwu, a commercial tricycle operator and family breadwinner, the situation has become even more difficult.

His annual rent increased from N150,000 to N360,000, while his income did not rise accordingly. On some days, he said, he works for several hours without getting enough passengers.

Much of his earnings goes towards feeding his family, leaving little available for rent savings.

He said that while he was previously able to pay his rent once a year, he now sometimes has to make payments in instalments because raising the full amount at once is difficult.

Artisans are also feeling the pressure.

Paul Edward, a professional plumber who has worked in Asaba for more than 20 years and chairs the Plumbers Association, said his annual rent had increased from N145,000 to N450,000.

He said that after paying school fees, feeding his family and meeting other household expenses, saving enough money for rent had become increasingly difficult.

According to Edward, some artisans have resorted to living in unfinished buildings because they can no longer afford decent accommodation.

Owen Marvellous, a married commercial tricycle operator and father, said his housing needs changed after he started a family.

He explained that living in a single room was more manageable before marriage, but having a wife and children meant he needed a larger apartment.

The cost of moving into a bigger home, however, has become increasingly difficult to bear.

He said one-bedroom apartments can cost between N700,000 and N1m annually in some parts of Asaba, while agency and other charges add further pressure to prospective tenants.

Single mothers face additional housing pressure

For Doris, a single mother with one child, the housing challenge goes beyond rent.

She lives in a one-room apartment affected by poor drainage and flooding, making living conditions difficult.

Her concerns increased when her landlord threatened to remove the roof of the building during the rainy season.

Doris said she was terrified by the possibility of being left without a roof over her head.

She also faced the prospect of receiving a quit notice and, at one point, had to borrow money to raise enough funds to remain in her accommodation.

For a single-income household, the loss of accommodation could create wider consequences for the stability and security of the family.

Commercial rents squeeze businesses

The pressure is not limited to residential accommodation. Business owners are also dealing with increasing commercial rents.

Ikechukwu Emmanuel, who has been in the plumbing materials business for 15 years, said shops in Asaba now cost between N1m and N1.5m annually, depending on location and other factors.

He explained that when commercial rent is combined with residential accommodation, transportation, electricity, staff salaries and other operating costs, business owners can end up spending most of their earnings simply to remain in operation.

According to him, some entrepreneurs are now using money that would otherwise have gone into expanding their businesses to cover operating expenses.

Others, he said, have been forced to shut down after years of trading because the cost of maintaining their businesses became unsustainable.

Precious, a fashion designer in Okpanam, said rising shop costs had also affected her business.

She said that when a customer brings work worth N10,000, she may accept the amount without negotiating because she needs the money to meet her growing expenses.

“Rent keeps increasing, but my income has not increased at the same pace,” she said.

Housing demand outpaces supply

Estate agents in Asaba said the rental market had changed considerably in recent years.

Anthony, an estate agent with 12 years of experience in the city, said the market began changing significantly around 2023 as Asaba’s population grew and infrastructure improved.

According to him, demand for accommodation increased while the supply of available homes did not grow at the same pace.

Another estate agent, Gozie, attributed part of the increase in rents to higher construction costs.

He said the cost of building materials, labour, transportation and other development expenses had increased, with developers passing some of the additional costs on to tenants through higher rents.

Okolie Alexander, a building materials dealer, also said construction commodities had become more expensive.

He attributed the increases to fuel costs, transportation expenses, government policies and international economic conditions.

Economist links rent crisis to supply gap

Prof Anthony Monye-Emina, Head of the Department of Economics at Dennis Osadebay University, identified the imbalance between housing demand and supply as a major factor behind the rising rents.

He said Asaba was attracting more residents but affordable housing was not being developed quickly enough to meet the growing demand.

According to him, inflation has worsened the situation because the prices of goods and services continue to rise while wages do not automatically increase at the same pace.

As a result, households are forced to devote a larger share of their earnings to basic needs, leaving less money for savings, investments and emergencies.

Solomon Eyikwe, Chairman of the Asaba Branch of the Nigerian Institution of Estate Surveyors and Valuers, said Nigeria’s largely market-driven housing system gives private property owners significant control over rental prices.

He also pointed to exchange-rate fluctuations and inflation as factors that have increased the cost of imported building materials and property development.

Samuel Ekiyor, a married resident and father, expressed concern that continued increases in rent could eventually make it difficult for many workers to afford to live in Asaba.

Developing rural areas could ease pressure on cities

Monye-Emina said part of the response to rising urban housing demand should involve developing rural communities.

He argued that better roads, healthcare, schools and economic opportunities in rural areas could reduce the pressure driving people into cities such as Asaba.

According to him, reducing the need for people to move into urban centres could help moderate pressure on available housing.

The housing situation has broader consequences because accommodation costs affect household welfare, business operations and residents’ ability to save or invest.

The experiences of civil servants, artisans, commercial tricycle operators, traders, business owners and single parents in Asaba show how rising housing costs are affecting different categories of residents.

For many of them, the demand is not for luxury accommodation but for a decent home that can be sustained alongside other basic household expenses.

As rents continue to rise, residents are increasingly being forced to reduce spending, postpone plans, use instalment payments, borrow money or consider cheaper accommodation options.

The situation has also raised concerns about the ability of workers and small businesses to remain in the city as accommodation and operating costs continue to increase.

For many residents, a home that should provide security and stability is increasingly becoming another source of financial uncertainty.

The post Rising Rents Push Asaba Residents Deeper Into Housing Hardship appeared first on Housing TV Africa.

Teachers in the Federal Capital Territory have called on the FCT Administration to establish a dedicated housing scheme for educators, saying the high cost of accommodation in Abuja is putting increasing pressure on their welfare and morale.

The appeal was made by the Academic Staff Union of Secondary Schools (ASUSS), FCT Chapter, during the joint national celebration of the 2026 World Teachers’ Day in Abuja.

The FCT chairman of ASUSS, Julius Ogundiran, said the housing challenge had become a major concern for teachers despite the prompt payment of salaries by the FCT Administration.

He said some teachers were being forced to travel long distances from neighbouring states to their workplaces because they could not afford accommodation within the Federal Capital Territory. Others, he said, had resorted to sleeping in school classrooms.

“Most of our colleagues, even in Garki here, are coming from Suleja or Abaji, and some are even sleeping in classrooms because they can’t afford houses in town,” Ogundiran said.

He urged the FCT Administration to either construct dedicated housing estates for teachers or make subsidised land available to them across the six area councils.

According to Ogundiran, providing housing support would improve teachers’ welfare and help them perform their responsibilities more effectively.

He said teachers were not politicians and did not have alternative sources of revenue, stressing that government intervention was necessary to address the accommodation burden.

“If they can provide housing estates for teachers, we will be more motivated and well-equipped to perform our duties,” he said.

High accommodation costs affect teachers

Ogundiran acknowledged the ongoing efforts of the FCT Administration in the education sector and specifically noted that teachers’ salaries were being paid promptly.

However, he said the shortage and high cost of housing remained a significant impediment to teacher welfare.

The union’s position was that housing support should form part of wider measures to improve the working conditions of teachers in the territory.

The appeal comes as housing affordability remains a major challenge for workers in Abuja, where accommodation costs have continued to place pressure on household incomes.

For teachers living outside the FCT, the cost of commuting also adds to the financial burden associated with working in the capital.

Ogundiran linked better teacher welfare with improved educational outcomes, arguing that teachers who have adequate living conditions would be better positioned to carry out their responsibilities.

“If the government stands with the teachers, the teachers will be strong. If the teachers are strong, education will be strong. If education is strong, the nation will be strong,” he said.

He also referred to the common expression that the reward of teachers is in heaven, saying teachers should be able to enjoy better conditions during their working years.

Teacher raises concerns over welfare

Also speaking at the event, Grace Philip, a teacher at Junior Secondary School, Tungan Maje, expressed concern over what she described as the marginalisation of teachers.

“In everything they are doing in this country, teachers always come last,” she said.

Philip also raised concerns over delays in the promotion of FCT teachers and called on the authorities to pay greater attention to the challenges facing educators working at the grassroots.

The concerns raised by the teachers extend beyond accommodation to other aspects of employment and professional welfare.

FG reaffirms commitment to teachers

Speaking at the event, the Minister of Budget and Economic Planning, Senator Abubakar Bagudu, reaffirmed the Federal Government’s commitment to improving teachers’ welfare, professional development and funding for education.

Bagudu, who was represented by an official of the ministry, Mrs Kikelomo Ogundele, described investment in teachers as an important investment in Nigeria’s future.

He said no structural or policy reform in the education sector could succeed without well-trained, motivated and adequately supported teachers.

According to him, teachers play a central role in developing human capital and preparing young Nigerians to contribute to the country’s development.

“They do far more than transmit knowledge; they shape characters, nurture talents, inspire ambition, and prepare young people to contribute meaningfully to society,” Bagudu said.

The chairman of the occasion, Oluwaseun Falaye, Managing Director and Chief Executive Officer of the Nigeria Social Insurance Trust Fund, also called on leaders in educational institutions and workplaces to promote ethical conduct, transparency and accountability.

Falaye, who was represented by the Executive Director, Administration, Samaila Abdul, said teachers’ contribution to nation-building went beyond classroom instruction.

He said effective leadership required integrity, accountability, fairness, responsibility and discipline.

The event therefore highlighted housing and broader welfare concerns affecting teachers, with ASUSS urging the FCT Administration to consider dedicated housing estates or subsidised land as part of efforts to improve teachers’ living and working conditions.

The post Housing Crisis: FCT Teachers Seek Government Intervention on Accommodation appeared first on Housing TV Africa.

Hundreds of protesters took to the streets in Madrid and other Spanish cities on Friday, demanding parliamentary action to address the country’s worsening housing crisis.

Demonstrators gathered outside Madrid City Hall, rattling keys, blowing whistles and banging spoons against pots as they called for stronger protections for vulnerable tenants. Similar protests were held outside town halls in Barcelona and Cordoba. 

The demonstrations came ahead of a parliamentary vote on housing measures proposed by Prime Minister Pedro Sánchez’s government.

The protests were sparked by the eviction of 87-year-old Maricarmen Abascal from the Madrid apartment where she had lived for 70 years. Her case became a focal point for wider concerns over rising rents, limited housing supply and tenant protections. 

“This is the time to listen to people on the streets and stop making partisan calculations,” Alicia del Rio, spokeswoman for the Madrid Tenants’ Union, said during the protest.

What Was In The Housing Package?

The government’s proposed measures included tighter restrictions on the eviction of vulnerable tenants and restrictions on companies considered to have “speculative” aims from the real estate market until the end of 2028. 

Other measures under consideration included extending protections against evictions until 2030, extending rent controls and introducing tighter rules for short-term rentals. 

Sánchez had urged lawmakers to support the measures, calling for “a sense of responsibility” and asking politicians to put partisan divisions aside.

However, the government faced opposition from several parties in Spain’s fragmented parliament.

Parliament Rejects Housing Decree

The situation changed on Friday when Spain’s lower house rejected the government’s housing decree.

The measure was defeated by 178 votes in the 350-seat chamber after Junts withdrew its support, arguing that the proposals could reduce rental housing supply and increase prices. 

The rejection has added pressure on Sánchez’s minority government as protesters continue demanding action over housing affordability.

Abascal Set To Return Home

Abascal’s eviction had become a major symbol of the housing crisis, but she is expected to return to the Madrid apartment after reaching an agreement with its owner.

Her lawyer said the agreement would allow her to return under a new arrangement with rent similar to what she had previously paid. 

The protests have nevertheless continued, with demonstrators demanding broader changes to Spain’s housing system.

The post Spain Housing Crisis: Hundreds Protest In Madrid, Demand Tenant Protection appeared first on Housing TV Africa.

Property Brokers Face Scrutiny as Rising Markups Push House Prices Higher

Nigeria’s real estate market continues to record soaring property prices, with activities by brokers in short-let apartments, property flipping and speculative investments adding pressure to an already strained market and further weakening housing affordability.

However, experts have differing views on how much influence brokers have over rising prices. While some acknowledge that brokers play a role in pushing prices higher, others point to increasing costs of land, cement, steel, labour, diesel, imported materials, financing, infrastructure and statutory charges as the major factors behind the increases.

For decades, traditional estate agents in Nigeria earned commissions by connecting willing buyers with sellers. But a new category of property brokers is increasingly emerging across Lagos and other major cities, becoming more involved in the property pricing process.

Rather than waiting for property owners to give them houses or plots to market, these brokers search for properties they believe are undervalued, negotiate directly with owners, secure agreements, add their own margins and then look for buyers.

Some acquire properties outright and resell them, while others secure control of properties and sell their interests before the transactions are completed.

Some brokers specialise in distressed properties, while others focus on land in emerging locations, off-plan apartments or houses that can be renovated and repositioned for a higher value.

The business model is straightforward: acquire or control a property at one price and sell or exit at a higher price.

The practice is attracting greater attention as Nigeria’s property market deals with high land prices, rising construction costs, limited housing supply and increasing rents. This has raised questions among property professionals and consumers about whether brokers are simply responding to rising prices or adding another layer of inflation to the market.

The growing interest in this model is partly driven by the returns available from property appreciation. Under the traditional agency model, an estate agent could earn a percentage of a N100 million transaction as commission.

Under the newer brokerage model, a broker who acquires the same property for N85 million and resells it for N100 million could potentially make N15 million before accounting for transaction and holding costs.

This means the incentive is no longer limited to completing transactions. Brokers also have an incentive to identify properties that can be acquired cheaply, controlled and resold at a higher price.

The distinction is becoming more significant in Lagos, where property values have increased sharply in several locations.

The 2026 Lagos Real Estate Industry Report by Agusto & Company estimated that land prices within five kilometres of the Lekki-Epe corridor increased by between 25 and 40 per cent from the first quarter of 2025 to the first quarter of 2026.

In Ibeju-Lekki, land prices reportedly rose from about N15 million per plot in 2024 to as much as N35 million in 2026.

Some locations have recorded even more dramatic increases.

Data from Lagos’ coastal property market showed that land values in the Bluewater-Okunde area increased from approximately N329,000 per square metre in 2021 to between N2.5 million and N2.8 million in 2026. That represents an increase of between 660 and 751 per cent, with the growth linked to major infrastructure and investment projects around the coastline.

Such appreciation can attract speculators, while each transaction may subsequently become a reference point for the next asking price.

For example, a homeowner may be willing to sell a property for N100 million, while an intermediary negotiates the price down to N90 million and subsequently resells it for N105 million or N110 million.

The next buyer may then use the higher resale figure as an indication of the property’s market value.

This can create a chain of mark-ups even when there has been no improvement or development on the property.

The situation is further complicated by limited reliable data on actual property transaction prices. Nigeria does not have a centralised mandatory registry for completed property transactions, while market reports often make a distinction between asking prices and the prices at which properties are actually sold.

Short-lets add another layer

Short-let apartments have introduced another dimension to the pressure on property prices, particularly in Lagos.

A conventional two- or three-bedroom apartment is increasingly being valued not only according to what a long-term tenant can afford to pay annually, but also according to the income it could generate from short-term occupants.

According to the Lagos Short-let Market Report 2025 by Edala Development, the Lagos short-let market generated an estimated N281.03 billion in revenue in 2025.

The report was based on 5,806 listings and projected revenue of approximately N285.5 billion for 2026. It also found that short-let properties can generate returns between three and six times higher than conventional residential leases.

Instead of relying on annual rent, an investor can furnish an apartment and market it for nightly or weekly stays.

For brokers, this provides another selling point because the property can be presented not simply as a home, but as an income-generating hospitality asset.

The calculation is influencing property values in areas including Lekki, Victoria Island, Ikoyi, Ikeja, Yaba and Surulere.

In Banana Island, the average short-let rate reportedly reached about N329,000 per night in 2025.

Such potential returns can encourage investors to value apartments based on their short-let earning capacity rather than conventional rental income, creating additional pressure on both property values and rents.

The growth of short-lets also has implications for housing supply.

Every conventional apartment converted into short-let accommodation potentially removes a unit from the long-term rental market.

A June 2026 report by The Guardian cited concerns from industry stakeholders that the conversion of residential properties into short-lets in Lagos and other major cities is contributing to the decline in conventional rental stock and rising housing costs.

Technology changes the brokerage market

Technology is also transforming the way property brokers operate.

Online listing platforms, digital advertising, social media, property mapping tools and faster access to market information allow brokers to circulate properties to thousands of prospective buyers within a short period.

While these tools can encourage greater professionalism in the sector, they can also create perceptions of scarcity and competition.

Brokers can advertise properties aggressively, circulate listings through WhatsApp groups and social media, generate multiple expressions of interest and create a sense of urgency that may encourage prospective buyers to increase their offers.

Registered estate agents, however, have differing views about the extent of brokers’ influence on property prices.

While some acknowledge that brokers contribute to rising prices, others attribute the increases largely to the rising costs of land, cement, steel, labour, diesel, imported materials, financing, infrastructure and statutory charges.

Vice Chairman, International, of the Association of Estate Agents in Nigeria (AEAN), Dr Adeniyi Tinubu, said brokers contribute to the rapid increase in Lagos property prices but described them more as “price amplifiers” than price-setters.

According to him, land scarcity, inflation and exchange-rate pressures remain the fundamental forces behind the market’s price increases.

“Property brokers, flippers and speculative investors are not simply passive observers of Lagos’ property boom. They can actively accelerate it. But they operate on top of powerful fundamental forces rather than creating the entire increase themselves,” Tinubu said.

Tinubu, who is also the Chief Executive Officer of Hudders Field Property Agency, said brokers contribute to property price inflation through expectation-driven pricing.

He explained that asking prices are often based on the prices at which neighbouring properties are listed rather than what those properties actually sold for.

He also pointed to multiple agency commissions, information gaps between property owners and buyers, and expectations of future appreciation as factors contributing to the trend.

“This creates an important distinction between asking prices and transaction prices,” he said.

“A market can appear to be appreciating rapidly because advertised prices are repeatedly marked upward, even when actual completed transactions have not increased by the same magnitude.”

Tinubu said property flippers have a more direct impact on prices, while land speculation represents the strongest inflationary mechanism.

According to him, investors who purchase land solely in anticipation of future appreciation effectively remove the land from productive supply while waiting for its value to increase.

“The more concerning phenomenon is speculative land holding combined with aggressive asking-price benchmarking. It can create a market in which anticipated future prices become the basis for today’s prices, rather than today’s prices being determined primarily by rental income, replacement cost and genuine end-user demand,” he said.

He added that buying properties for quick resale, particularly off-plan units and land in emerging areas, could push prices beyond underlying incomes, reduce access to homeownership, increase unaffordability and distort the rental market.

However, Tinubu cautioned against viewing every property investor as harmful.

He noted that speculative capital can provide early-stage funding for developers, help bring neglected land into the formal market, accelerate infrastructure and development, reduce financing risks, improve distressed properties and increase liquidity in the market.

“The critical distinction is between productive investment and purely extractive speculation,” he said.

“An investor who buys off-plan, holds the property, rents it out or develops it contributes to housing supply. An investor who simply buys scarce land, does nothing with it and resells it at a substantial markup contributes much less to housing supply while potentially increasing the acquisition cost for the eventual user.”

The National Chairman of AEAN, Olugbenga Ismail, also said speculation can amplify an already rising property market.

“Where properties and plots are repeatedly resold over short periods without any corresponding improvement, development or value addition, each transaction may introduce another layer of expected profit,” Ismail said.

He explained that the issue becomes more pronounced in emerging areas where investors buy properties largely on the expectation that another buyer will later pay more.

When speculation begins to outpace housing production, genuine homebuyers have to compete not only with other prospective homeowners but also with investors seeking capital appreciation.

Ismail, who is Principal Partner at Ismail and Partners, acknowledged that short-lets can reduce conventional rental supply in particular neighbourhoods.

However, he cautioned against attributing rent increases across Lagos entirely to the short-let sector without stronger empirical evidence.

“There is also evidence that landlords and investors have converted conventional rental accommodation into short-lets because of potentially higher returns and different tenancy-risk considerations,” he said.

“But the evidence is more nuanced than simply saying, ‘short-lets are increasing everywhere and therefore rents are rising.’”

Ismail called for greater transparency, professionalism and increased housing supply rather than direct price controls.

“The ultimate solution to housing affordability is not simply stopping somebody from selling property at a profit. It is ensuring that Lagos continually produces enough properly titled, serviced and appropriately priced housing to meet demand,” he said.

“Our long-term goal must therefore be greater supply, better data, stronger professional standards and a more transparent property market,” he added.

The Chairman of the Lagos State Chapter of AEAN, Abiodun Adelaja, attributed the steady increase in property prices largely to the rising cost of construction materials and general inflation.

He said landlords and developers determine property prices based on prevailing construction costs, making it difficult for them to sell properties at prices comparable to those charged several years ago.

Adelaja called for measures to reduce construction costs and greater government intervention through the development of public housing estates that would provide more affordable alternatives to privately developed estates.

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Nigeria’s rising cement prices are putting fresh pressure on the housing market. Real estate developers warn that higher building costs could slow construction and make affordable homes harder to deliver.

The development comes as the Federal Competition and Consumer Protection Commission (FCCPC) investigates cement pricing in Nigeria. The commission is also examining price differences between Nigeria and selected African markets.

Cement prices climb

Market checks cited in the report showed that a 50kg bag of cement sold for N9,300 to N9,700 in January 2026. By July, the price had reached as much as N15,000 in some locations.

Current prices in parts of Nigeria range from about N11,000 to N13,000 per bag. Prices vary by location, supplier and distribution channel.

The increase has added to existing pressures on property developers. Many are already dealing with high borrowing costs, expensive energy, rising material prices and weak consumer purchasing power.

Higher cement costs can reduce developers’ profit margins. They can also force firms to revise project budgets, slow construction or transfer some of the extra cost to buyers and tenants.

Developers seek lower costs

Victor Ameh, managing director of Legendary Foreshore Construction, said cement prices between N13,500 and N15,000 were making construction more difficult.

Ameh noted that many developers depend on bank financing. High borrowing costs therefore make any increase in building material prices more difficult to absorb.

He called for more investment across the cement value chain. He also urged measures to reduce electricity and fuel costs, saying lower production costs would support the construction industry.

Chudi Ubosi, chairman of the Association of Capital Market and Valuers, also called for more investment and competition in cement production.

Ubosi pointed to Nigeria’s large limestone reserves as an opportunity for new investment. He said more producers could help increase competition in the cement market.

He also warned that high cement prices have effects beyond construction. According to him, the impact reaches manufacturing, real estate, commerce and hospitality.

FCCPC faces calls for wider review

The FCCPC investigation has also drawn calls for a broader review of cement pricing. Industry stakeholders say production costs alone do not explain the final price paid by consumers.

Mansur Ahmed, interim chairman and president of the Pan-African Manufacturers Association (PAMA), said the commission should consider the wider economic environment. He cited financing costs, infrastructure gaps and other economic factors.

Muda Yusuf, director-general of the Centre for the Promotion of Private Enterprise (CPPE), also called for a detailed review of cement production costs.

Yusuf said taxes, levies, transport, logistics, energy and financing costs should form part of any comparison between Nigeria and other countries. He also stressed the importance of considering both producers and consumers.

West African prices vary

Cement prices across West Africa show that regional differences are not uniform.

In Lomé, Togo, a 50kg bag sells for about CFA4,550. That was equivalent to roughly N10,844 or $8.03 using the August 18, 2026 exchange rates cited in the report.

The reported average price in Benin Republic was CFA4,500, or about N10,725. In Ivory Coast, CFA5,000 was equivalent to approximately N11,917.

In Ghana, a 50kg bag sold for about GH₵106, equivalent to roughly N12,962.

Prices within Togo also varied sharply by location. A 50kg bag cost about N10,844 in Lomé, compared with approximately N15,492 in Kara and N17,160 in Dapaong.

The differences point to the role of transport, distribution, taxes and other supply-chain costs in determining the final price of cement.

Housing affordability under pressure

For Nigeria’s housing sector, the main concern is the effect of higher cement costs on project delivery.

Developers now face difficult choices. They can absorb the extra cost, reduce the size of projects or raise property prices and rents.

The Real Estate Developers Association of Nigeria (REDAN) described cement affordability in March as a national housing emergency. The association also called for a review of pricing dynamics, including differences between domestic and export prices.

Higher construction costs matter because they affect the entire housing supply chain. When developers face larger project expenses, the cost of new homes can rise. This can make it harder for households to enter the property market or afford better rental housing.

What the FCCPC investigation could mean

The FCCPC investigation could have implications beyond the cement industry. Its findings may help clarify the role of production costs, competition, distribution and other market factors in determining cement prices.

For developers, however, the immediate issue is affordability. They need construction materials at prices that allow projects to remain viable while keeping homes within reach of buyers and tenants.

As the investigation continues, policymakers will face the challenge of supporting a sustainable cement industry while addressing the rising cost of housing. The outcome could influence how Nigeria approaches competition, construction costs and efforts to expand housing delivery.

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The UK government has unveiled a £442 million housing support package aimed at helping people sleeping rough move off the streets before Christmas, as Prime Minister Andy Burnham steps up efforts to tackle the country’s homelessness crisis.

The programme will provide emergency accommodation and longer-term housing support across England, with areas experiencing the highest levels of homelessness and housing pressure expected to receive the largest share of the funding.

Burnham said no one should have to sleep in doorways or outside railway stations, arguing that the scale of rough sleeping should not be accepted as normal in one of the world’s largest economies.

The announcement comes amid a significant increase in rough sleeping across England.

Government figures show that 4,793 people were sleeping rough in England in 2025, the highest figure recorded.

However, rough sleepers represent only a fraction of the country’s wider homeless population.

Housing charity Shelter estimated that about 382,000 people were homeless in England in 2025. This broader figure includes people living in temporary accommodation, families and children without permanent housing, and people without secure tenure.

The figures highlight the difference between rough sleeping and the wider housing crisis.

While getting people off the streets is an immediate priority, the larger challenge involves providing enough affordable and secure housing to prevent people from becoming homeless in the first place.

The £442 million programme will not be limited to emergency accommodation.

The government said the funding will also support the creation of more than 1,000 permanent homes over the next three years.

Housing Secretary Angela Rayner said the government was acting urgently to help people leave the streets, move into secure homes and access the support required to rebuild their lives.

The approach reflects an important principle in homelessness policy. Emergency accommodation can provide immediate protection, but permanent housing is needed to create long-term stability.

Burnham pointed to the UK’s response during the COVID-19 pandemic as evidence that government can move people sleeping rough into accommodation quickly when there is sufficient political will.

He argued that a similar effort could be mounted again to address the current crisis.

The government also plans to hold its first national summit dedicated specifically to tackling rough sleeping later this year.

Local leaders, including mayors, will be expected to play a major role in implementing the programme before Christmas.

Although the government has allocated £442 million, Burnham acknowledged that the funding may not be enough to completely achieve the target.

He has therefore called on wider society, including faith organisations and community groups, to contribute to the effort.

The programme is expected to be funded from the existing housing ministry budget rather than through a newly announced funding source.

This has already attracted criticism from opposition parties, with Conservative housing spokesman James Cleverly questioning how the government intends to deliver and finance the commitment.

Homelessness charities broadly welcomed the announcement, particularly the commitment to combine emergency accommodation with longer-term housing.

However, concerns remain over whether the programme will address the structural causes of homelessness.

Housing affordability, limited housing supply, insecure tenancies, rising rents and pressure on local authorities can all contribute to people losing stable accommodation.

Without addressing those underlying factors, emergency interventions risk treating the symptoms rather than the cause.

The UK’s homelessness figures demonstrate that housing crises are not limited to developing economies.

Even countries with large economies can struggle when housing supply, affordability and household incomes fall out of balance.

For policymakers, the challenge is therefore twofold. Governments must respond quickly to people already experiencing homelessness while also increasing the supply of affordable and secure homes.

The UK’s latest programme attempts to do both by combining immediate accommodation with funding for permanent housing.

Its success, however, will ultimately depend on whether those leaving the streets can move into stable, affordable homes rather than simply temporary accommodation.

The post UK PM Unveils Housing Plan to Get Rough Sleepers Off Streets appeared first on Housing TV Africa.

Nigeria’s housing affordability crisis is deepening as rising rents continue to outpace the incomes of millions of households, leaving many residents struggling to secure decent accommodation.

The growing pressure is being driven by a combination of low household incomes, rising construction costs, inflation and limited access to affordable housing finance.

For many Nigerians, housing now consumes a disproportionate share of household earnings, leaving less money available for food, transportation, education and other essential expenses.

Rising Rents Put Pressure on Households

Rental costs have increased sharply across major Nigerian cities as landlords and developers face higher costs for building materials, labour, energy, transportation and land.

The situation is particularly difficult for low- and middle-income earners who have seen their incomes grow more slowly than housing costs.

Recent reporting on Abuja’s rental market, for example, found that rents in several districts have increased by between 40 and 120 per cent over the past two years. In Lokogoma, a two-bedroom apartment that previously rented for about ₦1.2 million was reported to cost as much as ₦2.5 million annually.

Additional expenses such as agency fees, legal charges, caution deposits and service charges can push the actual cost of securing accommodation even higher.

Housing Costs Outpace Income

The problem is not simply that rents are increasing. It is that household incomes are failing to keep pace.

When a large proportion of monthly income is committed to rent, households have limited capacity to save, invest or respond to unexpected expenses.

The situation can also force residents to move farther away from employment centres in search of cheaper accommodation. But cheaper rent often comes with higher transportation costs and longer commuting times.

This creates a cycle in which households may save on rent while spending more on transportation.

Construction Costs Add to the Problem

Developers and landlords have attributed much of the increase in rents to rising construction costs.

Cement, reinforcement, paints, electrical materials, diesel and transportation have all become more expensive, increasing the amount required to build and maintain residential properties.

In Abuja, for example, cement prices have risen substantially from levels recorded two years ago, adding pressure to development costs.

Recent scrutiny of Nigeria’s cement market by the Federal Competition and Consumer Protection Commission (FCCPC) has also raised questions about why cement prices remain high despite Nigeria’s significant limestone resources and installed production capacity.

The Affordability Problem Goes Beyond Rent

Nigeria’s housing challenge cannot be solved simply by asking landlords to reduce rents.

The underlying problem includes the cost of land, expensive construction materials, inadequate infrastructure, limited housing supply and weak access to long-term mortgage financing.

These factors all feed into the final price paid by households.

Affordable housing therefore requires intervention across the entire housing value chain, from land acquisition and infrastructure to construction finance and mortgages.

More Housing Is Not Enough

Increasing the number of housing units is important, but supply alone does not automatically create affordability.

If newly constructed homes are priced beyond the reach of ordinary workers, they may add to the country’s housing stock without significantly improving access for the people most affected by the crisis.

This is why housing policy needs to distinguish between housing delivery and affordable housing delivery.

Government programmes, private developers and housing-finance institutions will need to pay greater attention to the income levels of the households they are trying to serve.

A Growing Urban Challenge

The affordability crisis is also changing the way Nigerians live and work.

Residents are increasingly moving toward satellite communities where accommodation may initially be cheaper. However, the resulting increase in commuting distances can create additional financial and social pressure.

Recent reporting on Abuja found that residents are increasingly moving toward areas such as Gwagwalada, Kubwa and Mararaba as rents in central and established districts rise.

The trend highlights the need for housing development to be coordinated with transportation, employment centres and infrastructure.

What Needs to Change?

Addressing Nigeria’s housing affordability crisis requires more than isolated housing projects.

Government can improve access to serviced land, reduce unnecessary development costs, strengthen housing finance and support large-scale affordable housing programmes.

At the same time, developers need access to cheaper long-term capital that can reduce the cost of delivering homes.

Housing-finance institutions also have a role to play in expanding mortgages to households that currently cannot afford conventional home loans.

Ultimately, the success of Nigeria’s housing policy should not only be measured by the number of houses constructed.

The more important question is whether ordinary Nigerian households can afford to live in them.

The post Rising Rents Push More Nigerians Beyond Reach of Affordable Housing appeared first on Housing TV Africa.

The President and Chairman of Council of the Nigerian Institution of Estate Surveyors and Valuers (NIESV), ESV Bature Ali Muhammad, has called on the Federal Government to increase the supply of affordable housing to address the persistent rise in rents across the country.

He made the appeal during a press conference ahead of the institute’s 2026 International Valuation Day in Abuja, noting that while the body cannot enforce rent control on landlords, expanding access to affordable housing would help stabilise the market.

Ali Muhammad explained that the annual event, observed on May 5, serves as a strategic advocacy platform to promote awareness of valuation practices, highlight their role in economic development, and encourage policymakers in both the public and private sectors to recognise the importance of valuation in decision-making.

“As a critical stakeholder and key driver of Nigeria’s economic development, the Nigerian Institution of Estate Surveyors and Valuers is using this opportunity to remind government, policymakers, government agencies, institutions, the organised private sector, and other stakeholders that valuation is a critical process in unlocking Nigeria’s vast resources, economic potentials, wealth, and in building economic prosperity,” he said.

He added that estate surveyors and valuers remain critical partners to government, especially within the ongoing tax reform regime.

“That makes Estate Surveyors and Valuers critical partners to government in the current tax reform regime, and this tells me that without the role and influence of Estate Surveyors and Valuers within the Nigerian economic development context, it would be very difficult for the nation to advance in economic development,” he stated.

The NIESV president further stressed that the profession’s enabling law, the Estate Surveyors and Valuers Registration Board of Nigeria Decree No. 24 of 1975, now CAP E13 LFN 2007, recognises valuation practice as the sole responsibility of estate surveyors and valuers.

According to him, estate surveyors and valuers are specially trained professionals equipped with the analytical expertise required to determine the current or projected worth of assets.

He reiterated the need for stronger collaboration between government and industry professionals to improve housing delivery, strengthen the property market, and support Nigeria’s broader economic development goals.

The post NIESV Urges FG to Boost Affordable Housing to Curb Rising Rents appeared first on Housing TV Africa.

Residents of Abuja are increasingly struggling to cope with rising living costs, as a monthly income of ₦300,000—once considered comfortable—loses its purchasing power.

Amid persistent inflation and rising fuel prices, many workers in the Federal Capital Territory say their salaries are now barely sufficient to cover basic needs, leaving little or nothing for savings.

For civil servants and private sector employees alike, monthly earnings are largely consumed by fixed expenses such as rent, transportation, and food, forcing households into a cycle of financial strain.

“We don’t really eat like before. Meat is now occasional. You plan meals like a budget document,” said Grace Utaru, a civil servant in Abuja.

Another resident, Abdulrasak Babandede, who commutes from Suleja, described the situation as overwhelming. According to him, by the time rent and transport costs are settled, little remains from his income.

The rising cost of housing remains one of the biggest financial pressures. In areas such as Lugbe, Kubwa, and Gwarinpa, annual rent for a modest one-bedroom apartment ranges between ₦800,000 and ₦1.5 million.

When broken down monthly, rent alone can take up as much as 40 percent of a worker’s salary, excluding additional charges like agency fees and service costs. This is further complicated by Nigeria’s upfront rent payment structure, which places heavy financial demands on tenants.

Experts say the widening gap between income levels and housing costs is driven by limited supply, high construction costs, and inflationary pressures.

Transportation is another major burden. Workers commuting daily from satellite towns to business districts report spending between ₦40,000 and ₦60,000 monthly on transport, largely due to rising fuel prices.

Energy costs also continue to climb. With unreliable public power supply, many households now spend between ₦30,000 and ₦70,000 monthly on electricity and generator fuel.

Food inflation has added to the pressure. A family of four now spends between ₦120,000 and ₦180,000 monthly on food, forcing many households to cut back on protein and adopt cheaper meal options.

Development economists warn that when essential expenses—housing, food, transport, and energy—consume the bulk of income, households are left with little capacity to save or withstand financial shocks.

This comes despite recent government efforts to improve wages. In 2024, President Bola Ahmed Tinubu approved a ₦70,000 minimum wage, with a promise of periodic review.

However, data from the National Bureau of Statistics shows that inflation remains elevated, eroding real income and weakening purchasing power across the country.

Analysts say unless inflation slows significantly and wages adjust accordingly, more urban households could slip deeper into financial vulnerability.

The situation highlights a growing reality in Nigeria’s cities: earning what was once considered a stable income is no longer enough to guarantee financial security.

The post N300,000 Salary No Longer Enough in Abuja as Living Costs Rise appeared first on Housing TV Africa.

Nigeria’s deepening energy crisis is triggering fresh tensions in the real estate sector, as rising electricity tariffs and fuel costs force facility managers to increase service charges, drawing resistance from tenants already battling inflation and shrinking incomes.

Across major cities, including Lagos, Abuja, Port Harcourt, and Kano, the rising cost of powering residential estates, office complexes, and commercial hubs has become a defining challenge for developers and property managers. With the national grid struggling to deliver stable electricity, most facilities now depend heavily on diesel and petrol-powered generators, significantly increasing operational expenses.

Industry stakeholders say the situation has worsened in recent months, driven by global energy disruptions and domestic economic pressures. The removal of fuel subsidies, foreign exchange volatility, and frequent grid collapses have combined to push petrol and diesel prices to record levels, further straining the built environment.

The ripple effects are evident in service charge disputes emerging between estate managers and residents. Many facility managers are now reviewing and renegotiating charges to reflect current energy costs, but tenants argue that their incomes have not kept pace with rising expenses.

In several estates, operators have begun rationing electricity supply, reducing service hours, or cutting non-essential services to manage escalating costs. In more severe cases, prolonged outages have been reported where fuel supply becomes unsustainable.

Experts warn that the growing disconnect between operational costs and tenant affordability is creating a structural imbalance in Nigeria’s housing market, with implications for both occupancy rates and investment returns.

Energy remains one of the largest cost components in facility management, powering essential services such as lighting, water systems, security infrastructure, and cooling systems. However, Nigeria’s power generation continues to fall short of demand, leaving millions reliant on self-generated electricity.

As a result, developers and investors are increasingly turning to alternative energy solutions, including solar power systems, inverters, and hybrid energy models that combine renewable sources with backup generators.

While these solutions offer some relief, stakeholders note that the high upfront cost of installation is reshaping property pricing. In premium estates, reliable power supply is fast becoming a key selling point, with buyers willing to pay a premium for uninterrupted electricity.

This shift is gradually redefining property value across urban markets, creating a divide between high-end developments with integrated renewable systems and middle-income housing that still depends on traditional energy sources.

Despite the growing appeal of solar energy, adoption remains limited by cost barriers. A full solar installation for a standard residential apartment can run into millions of naira, placing it out of reach for many households. Smaller systems, while more affordable, often provide limited power capacity.

Industry observers have also raised concerns about the influx of substandard solar equipment in the market, warning that poor-quality installations could undermine confidence in renewable energy and pose long-term risks.

Facility management professionals say the pressure on operators has intensified, with energy costs now accounting for a significant share of total expenses. This has forced difficult negotiations with tenants, many of whom are unwilling or unable to absorb further increases.

Calls are now growing for government intervention to stabilise the sector. Experts advocate financing schemes that would enable households and estates to transition to solar energy through structured payment plans, reducing the burden of upfront costs.

There are also renewed calls for decentralised power generation, allowing states, communities, and estates to develop independent energy systems. Stakeholders believe such models could provide more reliable and cost-effective electricity while easing pressure on the national grid.

As Nigeria grapples with persistent energy challenges, analysts warn that failure to address systemic inefficiencies in the power sector could further strain the real estate market, affecting housing affordability, investment flows, and overall economic stability.

The post Energy Crisis Triggers Service Charge Disputes in Nigeria’s Real Estate Sector appeared first on Housing TV Africa.