A widening dispute over property taxation, valuation and revenue enforcement in Sabon Gari, Kano State, is putting additional pressure on landlords and tenants as property owners say rising government charges are driving up the cost of accommodation and doing business.

Chairman of the Sabon Gari Landlord/Caretaker Association, Kano State, Basil Nnamdi Ulasi, said landlords were not opposed to paying legitimate taxes but alleged that increased assessments, multiple levies and aggressive enforcement had placed property owners under growing financial pressure.

According to Ulasi, the additional costs are eventually transferred to tenants through higher rents.

“Landlords are the ones collecting the money, but when the cost of running the property increases, they have to look at the rent. If government is increasing the charges, somebody will bear the cost,” he said.

Landlords Protest Rising Property Charges

Ulasi alleged that property-related charges had increased significantly, with some landlords who previously paid between N15,000 and N20,000 in local government charges now receiving demands of N500,000 or N800,000.

He said the association had previously negotiated payments of about N100,000 in local government charges, alongside state government payments of about N500,000 and N200,000, but claimed that the financial demands had risen significantly.

The association, he said, could provide previous payment receipts to demonstrate the changes.

Landlords Challenge Property Valuations

The dispute has also extended to property valuation.

Ulasi alleged that some government officials attempted to assess properties without adequate involvement of their owners, resulting in valuations landlords considered unrealistic.

He cited one property which he said could be worth between N60 million and N70 million but was allegedly assessed for taxation purposes at about N700 million.

Such assessments, according to Ulasi, could produce tax obligations that do not reflect the actual economic value or income-generating capacity of properties.

How Rising Costs Affect Tenants

Ulasi explained that the impact becomes clearer at the individual property level.

He gave the example of a landlord with six flats generating about N200,000 each, amounting to N1.2 million in rental income.

From that income, he said, the landlord still has to meet tax obligations and other operating expenses, leaving less money for maintenance, repairs and other property-related costs.

The association chairman said this creates a chain in which increased government charges raise landlords’ operating costs, prompting rent adjustments that eventually affect tenants.

For residents and businesses already facing higher living and operating expenses, the additional rent burden could further increase costs.

The association has therefore called for the harmonisation of taxes so property owners do not receive separate demands from multiple government authorities.

“We suggested that they should unify the taxes, call us and let us see what they are doing. Each tax should be in one place, then we pay with a human face,” Ulasi said.

Tax Dispute Moves To Court

Ulasi said the association wrote to government authorities and sought meetings to resolve the valuation and taxation disagreements.

The landlords subsequently approached the courts seeking clarification on the legality and procedures surrounding property valuation and taxation.

According to Ulasi, the association was advised during the proceedings to engage professional property valuers and meet with government representatives to pursue a resolution through dialogue.

He alleged that following the court proceedings, government officials accompanied by security personnel moved into parts of Sabon Gari.

Ulasi claimed that some shops were sealed and association members, including the vice chairman and secretary, were arrested and taken to a police station before being arraigned.

He said the alleged enforcement action changed the dispute from a disagreement over taxation into a broader confrontation involving government authorities, security agencies and property owners.

Ulasi further alleged that some landlords and traders subsequently paid the amounts demanded to avoid further confrontation.

Landlords Raise Infrastructure Concerns

The taxation dispute is also taking place against the backdrop of concerns over infrastructure in Sabon Gari.

Ulasi said the area had suffered from inadequate water supply despite being a densely populated commercial district.

“Sabon Gari has been lacking basic infrastructure for a long time. We don’t have pipe-borne water. People buy water from Mai Ruwa,” he said.

He said some landlords had drilled boreholes to provide water for tenants but alleged that such private infrastructure efforts also attracted additional local government charges.

According to him, this has created concerns among property owners who pay taxes while also spending their own resources to provide services for residents.

Ulasi acknowledged improvements in electricity supply but said water and roads remained major concerns.

He alleged that nearly 90 per cent of roads in the area were not motorable, although some were undergoing rehabilitation.

Trader Relocation Adds To Congestion

The association also linked the area’s challenges to the relocation of traders from Yankura to the New Road area.

Ulasi attributed the relocation to the Kano State Road Traffic Agency, KAROTA, saying it had transformed parts of New Road into a congested commercial zone.

He disputed claims that traders moved there simply because of better business opportunities, saying they were relocated to facilitate construction work at their previous location.

According to him, trading activities now begin as early as 5am, with traders occupying parts of the road and creating traffic congestion.

“The whole road is blocked from five o’clock in the morning. If you come here, you cannot be able to pass,” he said.

He also linked the congestion to security concerns, alleging thefts and break-ins involving shops and houses in the area.

Association Seeks Unified Tax System

The Sabon Gari Landlord/Caretaker Association wants the Kano State Government to intervene in the dispute and supervise revenue collection activities in the area.

The association is seeking a unified taxation framework, transparent property valuation, a single payment system and greater involvement of property owners in determining the basis for assessments.

Ulasi also appealed for improved water supply, roads, security and traffic management, arguing that better infrastructure would make taxation more acceptable to property owners and residents.

“We are begging the State Government to come to our aid, or else things will go from worse to wherever we don’t know,” he said.

The dispute highlights the relationship between property taxation and housing affordability, with landlords arguing that higher government charges can ultimately feed into rents paid by tenants.

The post Sabon Gari Rent Crisis: Rising Property Taxes Push Kano Landlords To Increase Rents appeared first on Housing TV Africa.

The Federal Government and Ahmadu Bello University (ABU), Zaria, have called for innovative approaches to tackle Nigeria’s housing deficit through affordable, inclusive and sustainable communities.

The call was made at the 2026 World Habitat Day celebration held at ABU, Zaria, under the theme, “Adequate Housing for All.”

Speaking at the event, the Minister of Housing and Urban Development, Dr Motoka Daruma, said the government was committed to expanding access to adequate housing while developing inclusive, resilient and sustainable cities.

Daruma, represented by Mr Danbaba Yahaya, said adequate housing must go beyond providing shelter to guarantee security, dignity, affordability, infrastructure and access to essential services.

FG Highlights Renewed Hope Housing Initiatives

The minister said rapid urbanisation, housing shortages, rising construction costs and infrastructure deficits required coordinated interventions to address Nigeria’s growing housing needs.

According to him, the administration of President Bola Ahmed Tinubu is implementing its Renewed Hope Agenda through initiatives including Renewed Hope Cities, Renewed Hope Estates and social housing programmes.

He said the initiatives were designed to increase housing supply, complete ongoing projects, provide supporting infrastructure and social amenities, and improve access to mortgage finance.

Daruma added that the government was exploring innovative financing mechanisms to help more Nigerians, including people in the informal sector and members of the diaspora, access decent and affordable housing.

He also said reforms in land titling, registration, documentation and digitalisation were being pursued to strengthen security of tenure, attract investment and improve land administration.

Government Promotes Local Building Materials

The minister said the government was promoting local production of building materials across Nigeria’s six geopolitical zones.

According to him, the initiative is aimed at reducing construction costs, creating jobs and strengthening domestic manufacturing.

He said the interventions were guided by the National Urban Development Policy 2025, which seeks to promote inclusive, resilient, productive and sustainable cities across the country.

ABU Offers Research Support

In his welcome address, ABU Vice-Chancellor, Prof. Adamu Ahmed, represented by the Deputy Vice-Chancellor, Administration, Prof. Bello Sabo, pledged the university’s research and professional expertise to addressing Nigeria’s housing challenges.

Ahmed said ABU would focus on developing and commercialising locally sourced, climate-resilient building materials.

The university would also generate spatial data for urban planning and land administration while training professionals to respond to emerging challenges.

He said ABU intended to position itself as an active catalyst for addressing Nigeria’s housing crisis rather than treating the issue solely as an academic subject.

The vice-chancellor urged private developers, manufacturers and financial institutions to partner with university laboratories to test, standardise and scale affordable and environmentally friendly building technologies suited to Nigeria’s climate and soil conditions.

Stakeholders Call For Sustainable Communities

Former ABU Vice-Chancellor, Prof. Shehu-Usman Abdullahi, represented by former IBB University Vice-Chancellor, Prof. A.K. Adamu, urged stakeholders to shift their focus from simply constructing houses to developing sustainable communities.

Abdullahi said adequate housing must be complemented by security of tenure, infrastructure, transportation, healthcare, education, employment opportunities, public spaces and a healthy environment.

He said rapid urbanisation and population growth had intensified challenges around housing affordability, land administration, infrastructure, transportation, environmental sustainability and urban governance.

He called for inclusive housing policies and innovative financing mechanisms that address the needs of low-income households, students, young families, persons with disabilities and other vulnerable groups.

The speakers agreed that tackling Nigeria’s housing deficit would require sustained collaboration among government, academia, the private sector, professional bodies, communities and development partners.

They also stressed that the quality of Nigeria’s housing and urban settlements would have significant implications for social stability, economic resilience and citizens’ quality of life.

The post FG, ABU Seek Innovative Solutions To Nigeria’s Housing Deficit appeared first on Housing TV Africa.

Lagos State Governor Babajide Sanwo-Olu has said addressing the state’s housing deficit requires more than constructing additional homes, stressing the importance of affordability, accessibility and essential services.

Sanwo-Olu stated this in a keynote address delivered by the Commissioner for Housing, Moruf Akinderu-Fatai, at the 2026 World Habitat Day celebration in Lagos on Monday.

The event was held under the theme, “Adequate Housing for All.”

The governor said the existence of a building alone does not necessarily amount to adequate housing, noting that proper accommodation must provide security, affordability, accessibility and basic services.

Lagos Delivers 10,623 Housing Units

Sanwo-Olu said the Lagos State Government had provided 10,623 housing units through direct budgetary allocations and public-private partnerships since 2019.

According to him, 23 housing estates have been completed across the five divisions of the state.

He, however, acknowledged that the figure represents only part of the broader response required to address Lagos’ housing needs.

The governor said the government was also expanding opportunities for home ownership through initiatives such as the Rent-to-Own scheme and Lagos HOMS.

He added that five housing projects currently under construction would provide an additional 1,584 homes.

Governor Links Housing To Roads, Water, Drainage

Sanwo-Olu stressed that infrastructure surrounding residential communities is an essential component of adequate housing.

He listed roads, drainage, electricity and water supply among the services required to support functional residential communities.

The governor also said the state was pursuing tenancy reforms aimed at protecting residents from arbitrary rent increases and unlawful charges.

He urged developers, financial institutions, planning professionals, traditional rulers, community leaders and other stakeholders to contribute to the development of safe and sustainable communities.

Sanwo-Olu also advised residents to comply with physical planning regulations, warning that buildings constructed without the required approvals could pose risks to occupants and neighbouring communities.

Lagos Population Growth Puts Pressure On Housing

Commissioner for Physical Planning and Urban Development, Dr Oluyinka Olumide, said adequate housing was closely connected to transportation, employment, security, healthcare, education, water supply, sanitation and effective urban planning.

Olumide said Lagos’ rapid population growth had increased pressure on land, housing and other urban services.

He called for stronger coordination among government agencies, private developers, financial institutions, professional organisations, communities and other stakeholders.

Festus Adebayo Calls For Affordable Housing

The Founder and Convener of the Africa International Housing Show, Festus Adebayo, described the high cost of housing as both an economic and social challenge.

Adebayo said many young graduates and working families were spending significant portions of their incomes on rent and transportation, limiting their ability to save, invest or purchase homes.

He argued that the housing debate should consider not only the number of available houses but also whether residents could afford and access them.

Adebayo also noted that some residential properties across Nigeria remained vacant while many families continued to struggle to secure decent accommodation.

He advocated improved access to land and housing finance, alongside stronger cooperation between government and private-sector stakeholders.

Town Planners Seek Stronger Collaboration

In a goodwill message, Chairman of the Nigerian Institute of Town Planners, David Olawale, said sustainable housing depended on effective urban planning and collaboration between government and professional bodies.

Olawale referenced Sustainable Development Goal 11, which promotes inclusive, safe, resilient and sustainable cities and human settlements.

The General Manager of the Lagos Informal Space Management Authority, Daisi Oso, said World Habitat Day should be viewed beyond the construction of houses.

She stressed the need to develop communities that are safe, peaceful, accessible and sustainable.

The post Lagos Housing Deficit: Sanwo-Olu Says Affordability, Infrastructure Matter Beyond Building Homes appeared first on Housing TV Africa.

Nigeria Leads Africa in Homeless Population With 4.5 Million People

Nigeria has been ranked as the African country with the highest estimated homeless population, with about 4.5 million people classified as homeless in 2025, according to data from the World Population Review cited by Daily Trust.

The figure places Nigeria ahead of other African countries facing significant homelessness challenges, including Uganda and Sudan. Uganda is estimated to have about four million homeless people, while Sudan has approximately three million.

The figures highlight the scale of Nigeria’s housing challenges as rapid urbanisation, rising rents and population movement continue to place pressure on available accommodation.

Major cities, including Lagos, Abuja and Kano, are among the urban centres affected by the shortage of affordable housing, with growing numbers of people struggling to secure accommodation within their means.

The situation also raises concerns about the conditions under which people without stable shelter are forced to live.

Children are particularly vulnerable, with homelessness and the lack of stable accommodation exposing some to street life and hazardous forms of work. UNICEF has highlighted the risks faced by vulnerable children who lack adequate shelter and protection.

Nigeria’s position in the ranking comes against the background of a broader housing crisis across Africa. Rapid population growth and urbanisation have increased demand for housing, while the supply of affordable and adequate accommodation has struggled to keep pace.

The pressure is particularly pronounced in major cities, where high rents and limited access to affordable homes have made housing increasingly difficult for low-income households.

The data also comes amid continuing concerns about Nigeria’s housing deficit and the cost of providing new homes.

The World Population Review’s homelessness figures have varied by data year and methodology. Its current country table, for example, lists Nigeria’s larger 24.4 million estimate against a 2020 data year, underscoring the importance of considering the underlying year and definition when comparing homelessness figures internationally.

A separate United Nations report has also cited an estimate of more than 24.4 million homeless people in Nigeria, while noting that Africa faces a wider housing crisis driven by rapid urbanisation and the growth of informal settlements.

The housing situation is further complicated by the cost of construction, land acquisition, infrastructure and property registration, all of which can affect the pace at which new housing is supplied.

Addressing homelessness therefore requires not only increasing the number of homes available but also ensuring that new housing is affordable and accessible to households that need it most.

With Nigeria’s population continuing to grow and urban centres attracting people in search of jobs and better opportunities, the demand for affordable housing is expected to remain a major challenge for policymakers, developers and communities.

The post 4.5 Million Nigerians Estimated to Be Homeless, Report Finds appeared first on Housing TV Africa.

Rising construction costs are making homeownership harder for Nigerians, while the FCCPC investigates possible anti-competitive practices in the cement market.

For millions of Nigerians hoping to build homes, the rising cost of cement is making homeownership increasingly difficult.

The price of 100 bags of cement reportedly increased from approximately ₦380,000 in May 2023 to about ₦1.25 million by August 2026, representing a rise of roughly 229 per cent.

In some parts of Nigeria, a 50-kilogramme bag of cement now sells for between ₦13,000 and ₦15,000, compared with approximately ₦3,300 to ₦3,500 in 2021.

The increase has raised construction expenses for homeowners, developers and landlords, adding pressure to a housing market already facing a significant supply deficit.

Rising Cement Prices Threaten Homeownership

Cement remains a critical material in Nigeria’s conventional construction industry. Its rising cost affects the prices of blocks, foundations, columns, plastering and other building activities.

Construction professionals say the price increases have also contributed to higher property values, rents and project costs.

Amusan Oluseyi, principal partner of Space Button Architecture Limited, questioned the persistent price increases given Nigeria’s limestone reserves and cement production capacity.

John Agbezin, Public Relations Secretary of the Nigerian Institute of Quantity Surveyors, identified energy costs, foreign exchange pressures, logistics, insecurity and multiple taxation as factors affecting cement prices.

Benjamin Onigbinde, Chief Executive Officer of Sigvent Property Trust Limited, also pointed to transportation costs and the role of intermediaries between manufacturers and construction sites.

Nigeria Has Excess Cement Production Capacity

The Federal Competition and Consumer Protection Commission (FCCPC) estimates that Nigeria has installed cement production capacity of between 60 million and 65 million metric tonnes annually.

Domestic consumption, however, is estimated at approximately 25 million to 30 million metric tonnes.

The commission also identified Nigeria as a net exporter of cement to neighbouring countries.

Despite the reported production surplus, cement prices have continued to rise, prompting the FCCPC to investigate possible price manipulation and other anti-competitive practices.

The regulator said its preliminary findings did not establish wrongdoing but provided sufficient grounds for the investigation to continue. 

FCCPC Investigates Cement Pricing

The FCCPC’s investigation followed public complaints about the high cost of cement in Nigeria.

The commission compared prices and market conditions in Nigeria with those in countries including Kenya, Tanzania, South Africa, Egypt, Morocco and Algeria.

According to the regulator, a 50kg bag of cement in Nigeria sold for approximately ₦9,300–₦9,700 in January 2026. By mid-year, prices had risen to between ₦10,500 and ₦13,000, reaching ₦13,000–₦15,000 in some areas by July.

Manufacturers cited energy expenses, naira depreciation, imported machinery and spare parts, transportation and logistics as contributing factors.

The FCCPC said it was examining whether those explanations adequately accounted for prevailing prices or whether the market showed evidence of coordinated conduct, abuse of market power or anti-competitive distribution practices.

The commission has issued notices of investigation and summonses requiring key industry players to provide information about pricing, production, capacity utilisation, exports and commercial relationships. 

Cement Manufacturers Report Stronger Earnings

While consumers and builders face higher costs, major cement producers have reported substantial financial growth.

Dangote Cement recorded first-half 2026 revenue of ₦2.51 trillion, compared with ₦2.07 trillion in the corresponding period of the previous year. Its profit after tax reportedly increased to ₦638.53 billion.

BUA Cement also recorded higher revenue and profit during the period, while the combined profit after tax of Dangote Cement, BUA Cement and HBM Nigeria was reported at approximately ₦1.17 trillion.

The financial performance does not, by itself, establish that manufacturers engaged in unlawful pricing practices. However, the earnings have intensified public debate about competition, production costs and consumer protection.

The FCCPC’s investigation is expected to determine whether current prices reflect legitimate market conditions or potential violations of competition law.

Housing Crisis Adds Pressure

The impact of cement prices extends beyond individual construction projects.

Higher building costs can discourage developers, increase property prices and make affordable housing more difficult to deliver.

Aliyu Oroji Wamakko, a former president of the Real Estate Developers Association of Nigeria, argued that cement demand from major infrastructure projects could place additional pressure on supplies available to the housing sector.

Industry stakeholders have called for improved transportation infrastructure, reduced production costs, stronger competition and greater transparency across the cement distribution chain.

They also advocate increased support for alternative building technologies that could reduce dependence on conventional construction materials.

What Needs to Change?

Addressing cement affordability will require coordinated action involving government regulators, manufacturers, distributors and construction professionals.

Key areas for attention include:

• Greater transparency in factory-gate and retail pricing.
• Improved road infrastructure and transportation systems.
• Reliable and affordable energy supply.
• Stronger competition within the cement industry.
• Clearer oversight of distributor margins.
• Support for alternative construction technologies.
• Continued investigation of potential anti-competitive conduct.

Nigeria’s cement industry has significant production capacity and access to local raw materials. However, rising prices continue to create challenges for households seeking to build homes.

The outcome of the FCCPC investigation could provide important information about the factors driving cement prices and the measures required to make construction more affordable.

The post Cement Price Surge Deepens Nigeria’s Housing Crisis as Manufacturers Record Higher Profits appeared first on Housing TV Africa.

Residents blame inflation, rising construction costs and property agents as accommodation expenses increasingly strain household incomes.

Tenants across the Federal Capital Territory have raised concerns over rising accommodation costs, with inflation, construction expenses and additional charges increasing the burden on households.

Residents who spoke to Abuja Metro said rents had risen sharply in recent years, while agency and agreement fees, caution deposits, electricity, water and transportation costs had further increased the cost of securing accommodation.

A Gwarinpa resident, Matthew Mike, said he paid ₦2.3 million as a total package for a studio apartment.

He described the amount as almost four times what he would have paid for similar accommodation two or three years ago.

“The biggest issues are the greedy agents,” he said.

Mike said additional charges had made accommodation even more expensive, while household incomes had failed to keep pace with rising costs.

Another resident, Philip Ngbewe, said he paid about ₦2 million for rent alone, excluding other charges.

He said residents could find cheaper accommodation farther from Abuja’s city centre, but transportation costs often offset the savings.

“Transport costs are higher, but the rent is more manageable in far areas outside the city centre,” he said.

He added that moving farther away could also create transportation and security concerns.

Tenants demand regulation of property agents

Some residents blamed property agents for worsening the housing burden and called for tighter regulation of their activities.

Mike advocated a cap on estate-agent commissions, an end to repeated inspection and “finders’ fees”, mandatory registration of agents and sanctions against those who impose excessive charges.

Khalid Nuhu also called for stronger monitoring of property agents.

“Once they are being monitored, I think the house rents in Abuja will reduce a little bit,” he said.

Caleb Obi similarly urged authorities to regulate the activities of property agents.

“I think we need to pay attention to the agents. The activities of agents need to be regulated,” he said.

Landlords blame rising construction costs

Not all residents blamed landlords and agents for the increase.

Philip Ngenne attributed much of the pressure to the wider economic situation and rising construction costs.

He said constructing a one-bedroom apartment in some parts of Abuja could cost as much as ₦10 million.

He added that landlords were also dealing with higher household expenses, including school fees and family upkeep.

Matthew Caleb similarly attributed rent increases to the rising cost of building materials, goods and services.

“It is the economy that is causing the increase because the country is facing many challenges,” he said.

Usman Yahaya also said the problem reflected wider economic pressures affecting both landlords and tenants.

Lawyer explains tenants’ rights

A legal practitioner, Aondongu Reuben Angi, said tenants have legal protection against arbitrary actions by landlords, including forcible eviction.

He advised tenants to carefully examine their tenancy agreements before making payments or accepting contractual obligations.

According to Angi, there is no general fixed limit on how frequently a landlord can review rent because rental prices are affected by changing economic conditions.

However, he said landlords cannot simply impose a new rent without complying with applicable notice requirements.

He explained that the required notice depends on the circumstances, applicable law and terms of the tenancy agreement.

The lawyer urged prospective tenants to understand every provision in their tenancy agreements and seek professional assistance where necessary.

Landlords cannot forcibly evict tenants

Angi also said landlords cannot take the law into their own hands by forcibly removing tenants, even after a tenancy expires.

According to him, landlords must follow the legally prescribed procedure for recovering possession and obtain a court order where necessary.

He said tenants are entitled to peaceful possession and enjoyment of rented premises during lawful occupation.

However, tenants must also comply with material terms of their agreements.

For example, he said a tenant could face legal consequences for subletting a property without the landlord’s consent where such consent is required.

The post Abuja Tenants Groan as Rent, Agency Fees Push Housing Costs Higher appeared first on Housing TV Africa.

The rising price of cement is putting more pressure on Nigeria’s housing market as construction costs increase and homeownership becomes harder for many Nigerians.

The price of a 50kg bag of Dangote Cement has reportedly climbed above N15,000 in some locations. The development comes while the Federal Competition and Consumer Protection Commission investigates pricing in the cement industry.

Construction professionals have called for urgent action to improve supply, increase competition and ensure greater transparency in cement pricing.

Experts Raise Concern Over Housing Costs

Amusan Oluseyi, Principal Partner at Space Button Architecture Limited, said the recent price increases were difficult to explain given Nigeria’s large limestone deposits and cement production capacity.

He said Nigeria has an estimated cement production capacity of between 60 million and 65 million metric tonnes each year. Domestic consumption, however, stands at about 25 million to 30 million metric tonnes.

Amusan urged the FCCPC to take steps that would protect Nigerians who want to build their own homes.

He also warned that cement price volatility was affecting more than construction budgets. According to him, higher cement costs are raising the cost and value of housing while putting additional pressure on rents.

The architect also called for greater use of alternative building materials. He said the government could support research and commercial production of construction methods that rely less on cement.

He cited laterite-based materials, including Latcrete blocks developed by Nigerian architect and artist Demas Nwoko, as one possible alternative.

Supply Shortage Drives Recent Spike

Soji Adeniji, Chairman of the Lagos Chamber of Commerce and Industry’s Engineering and Construction Group, offered a different view of the latest price increase.

Adeniji said the market was facing a temporary shortage rather than a new official price from cement manufacturers.

He linked the shortage to recent maintenance work at a Dangote Cement plant and access restrictions affecting some material depots.

According to him, these challenges reduced the quantity of cement available to distributors. The limited supply then allowed some players in the distribution chain to raise prices.

Adeniji expects prices to ease once more cement reaches the market.

He also said he had not received an official notice from Dangote Cement announcing a new price. He therefore argued that the current prices in some locations should not automatically be treated as an official manufacturer price increase.

Energy and Logistics Add to Costs

John Agbezin, Public Relations Secretary of the Nigerian Institute of Quantity Surveyors, identified several factors that affect cement prices.

These include energy costs, foreign exchange movements, transportation, insecurity and multiple taxes.

Agbezin said manufacturers rely on diesel and gas to operate their plants. Rising energy costs therefore increase production expenses.

Foreign exchange pressures also affect the sector. Some imported inputs, including diesel additives and coal, are priced in foreign currency and add to manufacturers’ costs.

Transportation creates another challenge. Poor roads and insecurity can force truck drivers to take longer routes to avoid unsafe areas.

Agbezin said longer journeys can add significant costs to the final price of a bag of cement.

Infrastructure Projects Increase Demand

Agbezin also pointed to strong demand from major infrastructure projects.

He said large projects can absorb substantial quantities of cement. Suppliers may therefore struggle to meet demand from smaller construction projects and individual developers when supplies become tight.

The situation could create additional pressure for Nigerians building homes, especially those working with limited budgets.

For developers, sudden changes in cement prices can also make project planning more difficult. Higher material costs may affect construction timelines, development budgets and the final price of properties.

Calls for More Competition

Agbezin urged the FCCPC to complete its investigation into the cement industry and publish its findings.

He also called for action against cartels if the investigation establishes evidence of anti-competitive practices.

Greater transparency across the supply chain is another priority. Agbezin said manufacturers and distributors should provide clearer information about factory, wholesale and retail prices.

He also called for more competition in the cement industry. In addition to Dangote Cement, BUA and Lafarge, he said Nigeria should encourage more investment and production capacity.

More competition could give buyers greater choice and reduce the risk of supply disruptions affecting prices.

Impact on Nigeria’s Housing Crisis

The cement market matters directly to Nigeria’s housing sector because cement remains an important construction material.

When cement prices rise sharply, developers and individuals face higher building costs. Developers may pass some of these costs to buyers through higher property prices.

Higher construction costs can also affect rental housing. When it becomes more expensive to develop new properties, landlords and developers may seek higher returns to recover their investment.

The latest price surge has therefore added another challenge to Nigeria’s housing affordability problem.

While some industry operators believe the current increase may result from temporary supply shortages, sustained price volatility could make it harder for households to plan and finance home construction.

Greater supply, stronger competition, transparent pricing and lower production and logistics costs could help bring more stability to the market.

For Nigeria’s housing sector, a more predictable cement market would provide greater certainty for developers, contractors and prospective homeowners.

The post Cement Price Surge Worsens Nigeria’s Housing Affordability Crisis appeared first on Housing TV Africa.

By Adebayo Tobi

Nigeria’s housing conversation has focused heavily on one question: How many homes does the country need to build?

With the country facing a housing deficit estimated at more than 28 million units, increasing housing supply is clearly important. But there is another question that deserves just as much attention: How many Nigerians can actually afford the homes being delivered?

That question could define the next phase of Nigeria’s housing and real estate market.

Across Lagos, Abuja, Port Harcourt, Ibadan and other growing urban centres, residential development continues to expand. New estates, apartments and gated communities are appearing in areas where demand for housing remains strong.

Yet a growing number of Nigerians are finding themselves priced out of homeownership.

READ ALSO : Why Government JVs Struggle to Deliver Affordable Housing in Nigeria

The house may exist, but can people afford it?

Housing affordability is not simply about the price attached to a property.

For a prospective homeowner, affordability also depends on income, mortgage rates, deposit requirements, land costs, construction expenses, transportation, infrastructure charges and the general cost of living.

This means that a property can be technically available without being financially accessible.

A young professional may have a stable income and still struggle to raise the required deposit. A family may be able to afford monthly payments but not the initial equity contribution. Another household may find a property within its budget but reject it because its location creates unaffordable transportation costs.

These realities show why Nigeria’s housing challenge cannot be solved by construction alone.

The affordability gap is widening

The cost of delivering housing has become a major concern for developers and buyers.

Land, building materials, labour, infrastructure and financing all influence the final price of a property. When these costs rise, developers face pressure to increase selling prices or reduce the scale and specifications of projects.

Buyers, meanwhile, are dealing with household incomes that may not increase at the same pace as property prices.

This creates what can be described as an affordability gap  the distance between the cost of available housing and what households can realistically pay.

Closing that gap should become a central part of Nigeria’s housing conversation.

Developers must understand the real market

The private sector has an important role to play.

Developers naturally respond to market opportunities, and there will always be demand for premium residential developments. But Nigeria also needs housing products designed around the purchasing power of the broader population.

The question should not only be, “What can we build?”

It should also be:

“Who is the intended buyer, and can that buyer realistically afford it?”

This requires developers to pay closer attention to housing design, location, construction methods, infrastructure costs and payment structures.

Smaller but well-planned homes, efficient designs and phased developments could provide alternative ways of reducing the entry cost for some buyers.

Financing remains a critical piece

Even where property prices are relatively manageable, access to long-term housing finance remains important.

For many households, homeownership cannot be achieved through savings alone. A functioning mortgage market, longer repayment periods and suitable financing products can help spread the cost of purchasing a home over a period that is more consistent with household income.

Developers and financial institutions also have room to explore innovative payment models that can make property acquisition more accessible.

The objective should be simple: make the journey to homeownership financially realistic.

Government also has a role

The affordability challenge cannot be left entirely to developers.

Government policies on land, taxation, infrastructure, planning, building regulation and housing finance can significantly influence the cost of delivering homes.

Efficient land administration can reduce delays and uncertainty. Better infrastructure planning can reduce the burden developers pass on to buyers. Clear and predictable regulations can also improve the environment for housing investment.

At the same time, housing policy must recognise that affordable housing is not simply about constructing cheaper buildings. It is about creating communities where people can live safely and sustainably without housing consuming an unreasonable share of their income.

The opportunity in Nigeria’s housing market

Nigeria’s housing challenge is enormous, but so is the opportunity.

Millions of people need decent homes, while developers, investors, financial institutions and construction professionals are searching for sustainable opportunities.

The market can bring these interests together if affordability becomes a stronger part of the development equation.

Nigeria does not only need more houses.

It needs more homes that ordinary working Nigerians can realistically aspire to own.

The future of the housing industry should therefore be measured not only by the number of units delivered, but also by whether those units create genuine pathways to homeownership.

The biggest opportunity may be found in the space between what Nigerians need, what they earn, and what the market currently offers.

Bridging that gap will require collaboration, innovation and a willingness to rethink conventional approaches to housing delivery.

The post Nigeria’s Housing Market Needs Homes People Can Actually Afford appeared first on Housing TV Africa.

Nigeria’s housing crisis is deepening as rents rise faster than the income of many households. The problem is most visible in Lagos, where a large housing shortage continues to push up rental costs.

The crisis goes beyond a lack of houses. Many Nigerians also live in overcrowded homes or buildings without basic services. This makes access to safe and decent housing an urgent economic and social issue.

Nigeria’s Housing Deficit Remains High

The Federal Ministry of Housing and Urban Development estimates Nigeria’s housing deficit at between 14.9 million and 15.2 million units as of early 2026.

The figure is lower than earlier estimates of more than 20 million units. However, it still shows a major gap between housing supply and demand.

The shortage also includes homes that do not meet basic standards. Poor building quality, overcrowding and limited access to basic services remain part of the problem.

Lagos Faces Severe Housing Pressure

Lagos has one of the clearest examples of Nigeria’s housing challenge. The state’s housing deficit is estimated at more than 3.4 million units.

The city continues to attract people seeking jobs and business opportunities. However, housing supply has not grown fast enough to meet demand.

Rents have therefore increased across many parts of the state. A basic self-contained apartment can now cost between ₦1 million and ₦1.5 million a year in areas such as Ajegunle, Ikorodu and Agege.

For many low-income workers and small business owners, these prices are difficult to sustain. High rent can take a large share of household income and leave little money for other needs.

High Construction Costs Push Up Rents

The cost of building homes is another major factor behind rising rents.

Prices of cement, iron rods, roofing materials and other building inputs have increased. Inflation and the depreciation of the naira have added to the pressure on developers.

Industrialist Aliko Dangote has also raised concerns about government charges in the cement value chain. He claimed that such charges account for as much as 56 kobo of every ₦1 earned from cement sales.

Higher production and development costs can eventually affect the price of homes. Developers may pass part of these costs to buyers and tenants through higher property prices and rents.

Land Costs and Informal Charges Add Pressure

The cost of acquiring and developing land is another challenge for Nigeria’s housing sector.

Land documentation can be slow and expensive. Land grabbing and property racketeering can also increase acquisition costs and create risks for genuine developers.

Informal charges can add to the burden. Local groups may demand payments before construction materials are discharged at development sites.

Estate agents can also add significant costs for tenants. The source notes that some agents charge as much as 20 per cent of annual rent as commission.

Regulation Remains a Challenge

Building regulation is another part of the housing problem.

The Lagos State Building Control Agency is responsible for enforcing building standards. However, concerns over inconsistent enforcement and alleged corruption have been raised.

Developers can also face several approval processes and informal payments. These additional costs may eventually affect the price of housing.

More efficient building approvals could help reduce delays and lower development costs. Strong enforcement is also needed to ensure that new homes meet safety standards.

Housing Supply Is Not Meeting Demand

Population growth and migration continue to increase demand for housing in Lagos.

At the same time, private developers face high construction costs and limited access to affordable finance. Many therefore focus on higher-value properties that offer stronger returns.

This can leave low- and middle-income households with fewer affordable options.

Government housing programmes can help close this gap. However, affordable housing needs to be delivered at a scale that matches the size of the demand.

Rising Rent Has Wider Economic Effects

The impact of high rent extends beyond the housing market.

When households spend more on accommodation, they have less money for food, education and healthcare. Housing instability can also affect family welfare and economic productivity.

This means Nigeria’s housing crisis is also an economic issue. High housing costs can reduce household spending power and make it harder for workers to build financial security.

Lagos Tenancy Law Offers Some Protection

Recent tenancy legislation in Lagos seeks to address some problems faced by tenants. These include excessive advance rent demands and arbitrary evictions.

However, tenancy rules alone cannot solve the housing shortage.

More homes must be built, while access to housing finance must improve. Land administration and building approval processes also need to become faster and more transparent.

Technology Could Improve the Rental Market

Technology could help make the rental market more transparent.

A central digital platform for rent payments and tenancy records could improve accountability. It could also make it easier to track transactions between landlords, agents and tenants.

Rent controls may also provide relief in some areas. However, such measures must be carefully designed. Poorly designed controls could reduce private investment and make the housing shortage worse.

Affordable Housing Requires More Investment

Nigeria needs greater investment in affordable housing for low- and middle-income households.

Public-private partnerships could support this goal if projects are designed around clear social and housing objectives. Government can also reduce construction costs through tax reforms and incentives for local production.

Better supply chains could further reduce the cost of building materials. Affordable housing finance would also make it easier for more Nigerians to rent or buy decent homes.

A Wider Housing Reform Is Needed

Nigeria’s housing challenge cannot be solved by building houses alone.

Land administration, construction costs, building regulation, housing finance and rental practices all affect the final cost of housing.

As rents continue to rise, the need for coordinated action is becoming more urgent. Expanding affordable housing supply while improving regulation and access to finance will be critical to making decent housing more accessible to Nigerians.

The post Nigeria Housing Crisis: Rising Rents Put Millions Under Pressure appeared first on Housing TV Africa.

Fresh calls for affordable housing have emerged as religious leaders, legal advocates and housing stakeholders urge stronger action to address Nigeria’s growing housing shortage.

General Overseer of the Redeemed Christian Church of God (RCCG), Pastor Enoch Adejare Adeboye, used the church’s August Thanksgiving Service to pray for estate developers and Nigerians seeking decent housing. During the service, he encouraged worshippers around the world to pray that God would empower developers to build homes that ordinary Nigerians can afford.

Pastor Adeboye also prayed for tenants, asking that they receive the resources needed to build or purchase their own homes. His message reflected growing concern over the country’s housing deficit and the increasing difficulty many families face in securing decent accommodation.

Housing Costs Continue to Outpace Workers’ Income

The renewed attention comes as millions of Nigerians continue to struggle with access to affordable housing. Estimates indicate that more than 15 million people remain without adequate housing, while rising construction costs and limited housing finance continue to widen the gap between demand and supply.

Current prices within the Federal Government’s Renewed Hope Estates illustrate the affordability challenge. One-bedroom homes are priced at about ₦8.5 million, while two-bedroom units cost around ₦12 million. These figures stand in sharp contrast to the national minimum wage of ₦70,000 per month, making home ownership difficult for many low-income earners.

Falana Calls on Labour to Demand Housing Rights

Senior Advocate of Nigeria and human rights lawyer, Femi Falana, has also urged organised labour to expand its advocacy beyond wage negotiations by demanding the full implementation of housing and social welfare policies.

Speaking at a symposium in Abuja, Falana argued that workers’ welfare should include access to affordable housing, quality healthcare, pensions and other social protection programmes. He said these benefits are essential to improving living standards and ensuring long-term economic security.

Falana specifically called for the enforcement of the National Housing Act. He noted that workers contribute three per cent of their monthly earnings to the National Housing Fund with the expectation of accessing affordable homes. However, he questioned why many contributors have not benefited from the scheme despite years of deductions.

He urged labour unions to demand greater accountability and ensure governments implement existing housing policies that support workers.

Stakeholders Seek Stronger Housing Policies

Housing professionals and industry stakeholders have echoed similar concerns, saying affordable housing should become a national development priority.

During discussions at the African International Housing Show (AIHS), experts urged governments to increase investment in affordable housing and supporting infrastructure. They also called for policies that prioritise low-income households, informal sector workers, women and vulnerable groups.

Participants identified several barriers to affordable housing delivery, including rapid population growth, urbanisation, insecurity, climate change, weak urban planning, limited infrastructure and inadequate housing finance.

According to the stakeholders, many low-income families often settle in unsafe or poorly serviced communities because they have few housing options. They warned that inadequate housing contributes to poverty, social exclusion and rising insecurity.

Experts Recommend New Financing Models

Industry stakeholders also recommended practical measures to improve access to affordable homes. They called for the development of a National Affordable Housing Strategy with measurable annual housing delivery targets.

The experts urged governments to increase budget allocations for housing while encouraging stronger partnerships with pension funds, insurance companies

sovereign wealth funds and private investors to finance large-scale housing projects.

They also recommended that mortgage institutions introduce financing products designed specifically for informal sector workers by adopting alternative methods of assessing income. In addition, they said housing cooperatives should play a larger role in expanding affordable home ownership across Nigeria and other African countries.

Affordable Housing Remains Central to National Development

The growing support from religious leaders, labour advocates and housing professionals highlights the increasing urgency of Nigeria’s housing challenge. While stakeholders continue to propose different solutions, many agree that stronger policy implementation, improved housing finance and closer collaboration between government and the private sector will be necessary to make affordable housing accessible to millions of Nigerians.

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