The Federal Government has opened a fresh verification exercise for genuine land allottees affected by the revocation of housing plots in Dukpa, Gwagwalada, Abuja.

The Federal Ministry of Housing and Urban Development will begin the exercise on September 7, 2026. It will run for three weeks.

The ministry said the exercise will help identify genuine allottees before the government relocates them to another site in Gwagwalada.

FG Sets Three-Week Verification Window

The ministry has asked all affected allottees to use the three-week period to prove their claims.

It warned that it will not extend the deadline. Any allottee or plot that misses the verification exercise will not qualify for relocation to the new site.

The ministry will conduct the exercise only on working days.

Badamasi Haiba, Director of Press and Public Relations at the ministry, urged affected members of the public to submit all required documents within the approved period.

Documents Allottees Must Provide

Applicants must present documents that support their land allocation and ownership claims.

The required documents include the original and photocopy of the Letter of Allocation. Applicants must also provide payment receipts and a valid means of identification.

They must submit a sworn affidavit that supports their ownership claim. They must also provide passport photographs.

The ministry will use these documents to assess the claims and identify genuine beneficiaries.

Where the Verification Will Take Place

The exercise will take place at two locations in Abuja.

One centre is the office of the Presidential Technical Committee on Land Reform (PTCLR) in Garki 2.

The second location is the Department of Lands and Housing Development at the Federal Ministry of Housing and Urban Development headquarters in Mabushi.

Affected allottees should attend the exercise during working days within the three-week period.

Why the Government Revoked the Land

The land has a history that dates back to 1992.

The then Federal Ministry of Works and Housing allocated residential and service plots in the Dukpa scheme for private development.

The Federal Government later revoked the allocations and other interests in the area. It cited the need to use the land for the National Housing Programme (NHP).

The government now plans to relocate genuine allottees to another site within Gwagwalada.

Government Cites Land Use Act

The Ministry of Housing and Urban Development said the relocation process follows Section 28(2B) of the Land Use Act, Cap 202, Laws of the Federation of Nigeria (as amended).

The ministry said it has secured an alternative site within Gwagwalada for eligible allottees.

The final verification will help the government confirm which claims qualify for the relocation.

Implications for Abuja Housing

The development highlights the role of proper land records in Abuja’s housing market.

Clear land records can help reduce disputes between property owners, developers and government agencies. They can also support better planning and faster housing development.

Gwagwalada remains part of the wider growth of the Federal Capital Territory. As development expands beyond Abuja’s central districts, land management will remain important for housing and infrastructure projects.

For affected allottees, the September 7 deadline is critical. They must present the required documents during the three-week window to have their claims considered.

The Federal Government’s next step will depend on the outcome of the verification. Only claims that meet the government’s requirements will form part of the planned relocation.

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The Human Rights Writers Association of Nigeria has condemned what it described as the arbitrary seizure of private property by some state governments under the guise of the Land Use Act, while commending Uba Sani for adopting what it called a humane and rights-based approach to land acquisition in Kaduna State.

The advocacy group said Governor Sani’s handling of compensation for residents affected by the 15-kilometre Kaduna Ring Road project demonstrates that governments can pursue infrastructure development without trampling on the constitutional rights and economic well-being of citizens.

In a statement issued by its National Coordinator, Emmanuel Onwubiko, HURIWA praised the governor’s declaration that “public interest can never become a justification for injustice” and that development should not impose hardship without fairness and compassion.

According to the group, these principles should serve as the minimum standard for how governors exercise the extensive powers granted under the Land Use Act.

HURIWA stressed that although state governments have the legal authority to acquire land for overriding public interest, such powers must not be exercised arbitrarily or in ways that deprive citizens of their homes, businesses and ancestral lands without prompt, fair and adequate compensation.

The group argued that public interest and the constitutional right to own property are not mutually exclusive, insisting that responsible governance requires a careful balance between development objectives and the protection of citizens’ rights.

It noted that compulsory land acquisition has remained one of the most controversial aspects of governance in Nigeria, with reports from several states alleging that thousands of residents have lost their landed properties without adequate compensation or humane treatment.

According to HURIWA, such complaints have been reported in states including Lagos, Anambra and even Kaduna under the previous administration, leaving many affected families with significant financial and emotional losses.

The organisation, however, described Governor Sani’s decision to slow aspects of the Kaduna Ring Road project to allow transparent valuation of affected properties before compensation as a demonstration of fairness, accountability and respect for the rule of law.

HURIWA also welcomed the governor’s assurance that no resident of Kaduna State would lose property to government projects without receiving fair and adequate compensation.

The rights group noted that the distribution of compensation cheques to 122 affected households and the payment of more than N3 billion to residents affected by various infrastructure projects reflected a governance approach anchored on justice rather than expediency.

It urged governors across the country to institutionalise transparent compensation mechanisms, engage affected communities before acquiring land for public projects and ensure that all affected property owners receive prompt and equitable compensation in line with the Constitution and principles of natural justice.

According to HURIWA, governments are more likely to earn public confidence and legitimacy when infrastructure projects are implemented with fairness, empathy and respect for the rule of law, adding that sustainable development can only succeed when citizens are treated as partners in progress rather than victims of development.

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The Human Rights Writers Association of Nigeria has raised serious concerns regarding the ongoing confiscation of private lands by state governments across the federation. According to the advocacy group, various state chief executives are increasingly exploiting provisions within the national land framework to take over private assets without providing equitable recourse to the affected individuals. The organization noted that the trend has historically generated severe financial and emotional trauma for thousands of families nationwide.

In a public statement, the national coordinator of the group, Emmanuel Onwubiko, stressed that the legal authority to acquire land for public development must not be handled with high-handedness. He pointed out that previous administrative actions in states such as Lagos, Anambra, and older dispensations in Kaduna left numerous citizens displaced from their ancestral properties and businesses without receiving timely or commensurate financial restitution. The rights group insisted that infrastructure development and the protection of citizen asset rights should coexist harmoniously within a democratic society.

Conversely, the association highlighted the recent approach of the current Kaduna State administration led by Governor Uba Sani as a positive model for governance. The state government recently modified the implementation schedule of its 15-kilometre ring road initiative to execute a transparent valuation of all impacted structures prior to any displacement. Consequently, the administration distributed compensation payouts to 122 households, bringing the total infrastructure-related restitution expenditure in the state to over N3 billion.

The advocacy body has called on governors across all tiers of the federation to institutionalize structural reforms that prioritize community engagement before land acquisitions occur. The group concluded that public trust and sustainable development can only be maintained when state governments treat individual property owners as active partners in regional growth rather than peripheral casualties of infrastructural expansion.

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The Supreme Court of Nigeria has reaffirmed the legal position that a purchaser of land who makes part payment but fails to complete the balance does not acquire valid title to the property, even where the buyer is already in physical possession of the land.

The apex court held that such possession cannot defeat the vendor’s superior title, especially where the purchase price has not been fully paid.

The ruling was delivered by Justice Abubakar, JSC, in the case of Mustapha v. Abubakar (2026) 7 NWLR (Pt. 2043) 541 SC, where the Supreme Court upheld the decision of the Court of Appeal and dismissed the appeal filed by the defaulting purchaser.

Court Nullifies Order For Specific Performance

The dispute arose from a land transaction in which the buyer made part payment and took possession but failed to pay the outstanding balance within the agreed timeframe.

Despite an extension granted by the vendor, the purchaser still defaulted, prompting the vendor to challenge the transaction in court.

The trial court had initially ordered specific performance compelling the vendor to complete the sale. However, the Court of Appeal overturned the ruling, a decision the Supreme Court upheld.

Justice Abubakar held that a buyer in default cannot compel a seller to transfer ownership.

“Where a purchaser of land makes part payment of the purchase price but defaults in paying the balance, there can be no valid sale even where the purchaser is in possession. Such possession is incapable of defeating the vendor’s title,” the court stated.

Supreme Court Cites Established Land Law Principles

The apex court relied on its earlier decision in Odusoga v. Ricketts (1997) 7 NWLR (Pt. 511) 1, reaffirming that possession alone does not override ownership where payment is incomplete.

The court also restated key principles of Nigerian land law, including:

• Part payment does not complete a land sale
• Legal title does not pass until full payment and proper conveyance
• Possession does not equal ownership
• Default in payment constitutes breach of contract
• Specific performance is discretionary, not automatic

Implications For Land Buyers And Sellers

The judgment has significant implications for land transactions across Nigeria.

For buyers, the court made it clear that part payment and occupation of land do not guarantee ownership. Failure to complete payment may result in loss of both the property and money already paid.

For sellers, the ruling confirms that their title remains valid where a buyer defaults, even if the buyer has taken possession.

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Tension is rising in Enugu State as host communities protest an alleged plan by the state government to convert part of a school land into a commercial housing estate.

Residents of Amauzam-Ugbawka and Agbani communities in Nkanu East Local Government Area staged a protest over reports that undeveloped portions of the Girls Special Science School, Agbani, have been earmarked for a housing project.

The protesters described the move as “land grabbing,” insisting that the land was originally acquired for educational purposes and should not be repurposed without due consultation.

Carrying placards, the demonstrators said the development would further dispossess them of ancestral land, more than two decades after the school was established without clearly defined boundaries.

They called on Governor Peter Mbah to intervene by halting the proposed housing project and ensuring proper demarcation of the school’s land.

According to the communities, the disputed land spans Ugbawka Amauzam and Agbani and was acquired during the administration of former governor Chimaroke Nnamani without adequate consultation or clear boundary definition.

The protesters said repeated efforts to resolve the issue had yielded no results. They recalled writing to the administration of former governor Ifeanyi Ugwuanyi in 2016, requesting a formal survey and clarification of the school’s boundaries.

They also noted that a similar appeal was made to the current administration in 2024, seeking either the return of unused land or compensation for affected families.

Although security personnel prevented the protesters from gaining access to the Government House, a petition outlining their grievances was submitted.

In the petition, community leaders expressed frustration over what they described as a breach of trust, alleging that earlier discussions around resizing the school land had now been replaced with plans for commercial development.

They urged the government to respect the provisions of the Land Use Act by engaging host communities, returning unutilised land, and compensating those whose lands had already been taken.

The controversy highlights growing concerns over land administration and urban development in Enugu, particularly as housing expansion increasingly intersects with community land rights.

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……Land to Be Restored for Benin Central Hospital

Edo State Governor Monday Okpebholo has annulled the Certificate of Occupancy previously granted to the Museum of West African Art (MOWAA) by former Governor Godwin Obaseki’s administration.

The revocation, issued in a directive dated October 21, was justified by the governor as being in the “overriding public interest.” The action invokes the powers conferred on him under Sections 28 and 38 of the Land Use Decree No. 6 of 1978, now known as the Land Use Act.

Governor Okpebholo noted that the land formerly allocated to the Edo Museum of West African Art Trust (EMOWAA) Ltd/GTE would be reclaimed by the state and restored to its original function as the Benin Central Hospital.

In response, MOWAA clarified misunderstandings about its mission and activities in Benin City. Through its Director, Mr. Phillip Ihenacho, the museum emphasized its respect and reverence for Oba Ewuare II, the Oba of Benin, and reaffirmed its commitment to promoting West Africa’s cultural heritage.

The museum also dismissed claims that it misrepresented itself as the “Benin Royal Museum” to secure funding, urging donors to verify directly that no such misrepresentation occurred. Director of the MOWAA Institute, Ore Disu, reiterated that the institution remains devoted to maintaining a respectful relationship with the Benin monarchy while continuing its cultural initiatives.

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The Oyo State Government has dismissed claims by the Federal Government over certain properties in the state, insisting they were lawfully revoked and now belong to Oyo State.

Commissioner for Lands, Housing and Urban Development, Akinfunmilayo Williams, said in Ibadan that the revocations followed due process under the Land Use Act of 1978, which gives governors control of all lands in their states.

He said the affected sites including ARCEDEM at Iwo Road, Federal Low-Cost Estate at Idi-Ayunre, Federal Housing Scheme in Saki, and others were abandoned for decades and had become security risks.

“These properties reverted to the state after lawful revocation. The federal government should stop misleading the public,” he stated.

Williams also accused some federal agencies of violating planning laws by building without state approval, warning that Oyo would no longer tolerate such disregard.

He assured investors that the state’s actions were not punitive but meant to promote order, safety, and development.

The post Oyo Govt Faults FG Claim Over Revoked Lands appeared first on Housing TV Africa.

For decades, Nigeria’s housing debate has been caught in a cycle of promises, plans, and pilot projects. Every new administration launches an ambitious target for affordable housing, yet millions remain trapped in slums or informal settlements. The latest data tell a familiar story: between 2020 and 2023, government built less than a quarter of its annual 20,000-unit target. Combined public and private efforts now deliver barely 70,000 units a year a fraction of the 700,000 needed to close the housing gap.

Affordable housing, homes priced within reach of low and lower-middle-income Nigerians should no longer be treated as a social aspiration. It is an economic necessity. A country where almost half the population lives informally cannot talk seriously about inclusive growth, security, or urban planning.

The barriers are well known: high construction costs, expensive land, scarce mortgage options, and an outdated land administration system that stifles private investment. Add to that a shortage of technical skills, poor coordination between tiers of government, and the all-too-familiar story of policy discontinuity after elections. Nigeria does not lack ideas; it lacks institutional endurance.

To its credit, the Federal Ministry of Housing and Urban Development has begun addressing these gaps, from reforming the Federal Mortgage Bank and Federal Housing Authority to streamlining land registration and establishing housing data centers. The “Renewed Hope” agenda lays out a promising framework. But frameworks are only as good as their execution. Without transparency, funding discipline, and continuity across administrations, these initiatives risk becoming another line in Nigeria’s long history of abandoned blueprints.

Experts have proposed sensible solutions: stronger public-private partnerships, cooperative housing schemes, and site-and-service models that let homeowners build progressively. A review of the Land Use Act is long overdue to improve security of tenure. Access to cheaper, longer-term mortgages would transform the housing market for low-income earners. And the creation of a national credit database could reduce bureaucratic delays that discourage potential homeowners.

Technology also holds promise. Locally produced materials such as interlocking stabilized bricks and compressed earth blocks can cut costs significantly. Newer systems, dry construction, light gauge steel, fibre cement panels are already proving efficient, sustainable, and scalable. But for these innovations to matter, government must invest in skill development and standardization so that they move beyond pilot projects.

Nigeria’s affordable housing crisis cannot be solved by construction targets alone. What the sector needs is a consistent, transparent, and market-sensitive policy that survives political transitions. The test of reform will not be the number of groundbreaking ceremonies, but the number of Nigerians who can finally afford a safe, decent home.

Until then, the dream of affordable housing will remain just that; a dream built on shifting sand.

Disclaimer:
The views expressed in this article are those of the author and do not necessarily reflect the official policy or position of any government agency, organization, or its affiliates. The analysis is based on publicly available data and expert opinions for informational and editorial purposes only.

The post Nigeria’s Affordable Housing Crisis: Time for Policies That Outlast Politics appeared first on Housing TV Africa.

According to Abuja-based estate surveyor and valuer, Esv. Adamu Kasimu, the Act has failed to live up to its purpose due to flawed implementation and systemic contradictions.

He points out that while the law positions state governors as trustees of all land for every Nigerian, not just indigenes, this principle is rarely upheld in practice. “In many states, people are denied rights to land simply because they are considered non-indigenes,” he noted.

The Act’s entrenchment in Nigeria’s Constitution makes it especially hard to amend, as any change must follow the rigorous constitutional amendment process. Complicating matters further, certain clauses within the Land Use Act seem to conflict with constitutional rights. For instance, while Section 44 of the Constitution guarantees citizens’ rights to property and access to courts, the Act sidelines this right by vesting final authority in state land allocation committees during disputes over compensation for acquired land.

Kasimu also flagged inconsistencies in land transactions. “The Act requires prior approval from a governor before transferring property rights, but thankfully, courts have interpreted this provision more flexibly, allowing such transactions to be valid as long as they are registered.”

Even routine procedures like revoking land for non-payment of rent, often carried out without proper notice, create insecurity and discourage investment, he said.

According to Kasimu, every section of the Act—from 1 through 55—deserves a thorough review, particularly with regard to how land ownership is classified. The Act currently outlines several categories: Statutory Right of Occupancy (granted by governors), Customary Right of Occupancy (issued by local government chairs), Deemed Rights (for ancestral homes), and Federal Lands (recognized from pre-1978).

He also argued that land, one of the four pillars of production alongside labour, capital, and entrepreneurship, lacks institutional representation. “We have ministries for Labour, Finance, Trade and Investment—but nothing specifically dedicated to land. Instead, we lump land issues under Housing, which misses the point entirely,” he said.

Kasimu emphasized that until land administration is prioritized through structural reform and institutional recognition, Nigeria will continue to face policy inconsistencies and underutilization of one of its most critical assets.

The post Why the Land Use Act Needs a Complete Rethink – Estate Expert appeared first on Housing TV Africa.

Nigeria’s housing conversation usually begins and ends with a number  22 million units short  tossed around like it tells the whole story. But numbers can lie, or at least, distract.

On the ground, the picture is twisted: towering condos shimmer over Lagos while families cram into one-room units with shared bathrooms and broken walls. Abuja glows with luxury estates for politicians, while their security guards sleep in wooden shacks a few meters away.

The Illusion of Progress

The official solution is always the same: unleash the market, build endlessly, let private developers save the day. But what’s being built — and for whom tells a different story. Glittering towers meant for investors sit empty while the people who cook, clean, drive, and hustle in these cities can’t even afford rent. The middle class is pushed into punishing mortgage deals, while people with low incomes are locked out entirely. It’s not a housing shortage it’s a housing mismatch.

A System Built for Exclusion

This isn’t just bad planning. It’s deliberate. Urban land is treated like a casino chip, not a place for people to live. Renters make up the majority in Nigeria’s cities, yet policies favor luxury developers and absentee landlords. The result? A landscape where the wealthiest stockpile property while millions live one eviction away from the streets.

The Dream of Homeownership

The dream of homeownership has become a mirage for most. Teachers, nurses, artisans  they don’t need fancy condos or fake promises. They need homes close to work, within reach, with basic dignity. But as long as land is allocated for profit instead of purpose, these needs remain ignored. Even a million new estates in Lekki won’t make a dent unless affordability is addressed head-on.

Colonial Legacy and Land Control

This broken system didn’t start today. It’s built on colonial foundations designed to keep power in the hands of a few. During British rule, Nigerian cities were segregated by design — leafy quarters for Europeans, overcrowded edges for locals. That same urban divide lives on. Post-independence governments kept the structure but changed the names. The 1978 Land Use Act handed governors control of land, accelerating dispossession under the guise of development. Now, wealthy elites gobble up communal land to build estates, while people with low incomes are told to wait their turn.

The Strain of Uncontrolled Growth

Colonial infrastructure still sets the boundaries of suffering. Drainage systems collapse under flooding in neglected neighborhoods. Cities designed for thousands now choke with millions. Climate change pushes even more people into urban slums, especially in the north. Add to that ethnic tensions and outdated laws, and you have a housing crisis that is as much political as it is structural.

The Housing Crisis Today

Today, 87 million Nigerians live in what global indices call “inadequate housing.” But it’s more than inadequate — it’s inhumane. And it’s not by accident. It’s the legacy of exclusion dressed up as development.

The Market Cannot Solve the Problem

The private market, for all its promises, isn’t equipped to solve this. Developers follow profits, not people. They chase areas with government infrastructure and build for buyers with offshore accounts. Property is hoarded for appreciation, not habitation. Landlords prefer shortlets to long-term leases. Affordable housing? That’s low-return, high-risk — a non-starter in the current system.

Housing as a Human Right

The tragedy is that housing has been reduced to a spreadsheet line. But shelter is a human right, not a financial product. It’s what allows people to thrive, raise families, dream, and build. And when you take that away — or make it unreachable — you don’t just create a housing crisis. You kill opportunity.

Rethinking Housing Policy

It’s time to rethink. Real solutions start with policy that prioritizes people: rental protections, social housing, public investment in infrastructure where low-income earners actually live. Government must stop playing landlord for the rich and start acting as caretaker for the many.

Building Cities for All

The road ahead isn’t easy. But the choice is clear: keep building cities for the few, or start shaping cities where everyone has a place to belong. Because the true crisis isn’t in how much we’ve failed to build — it’s in how little we’ve chosen to care.

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