THE 20 TRICKS: HOW UNSCRUPULOUS REAL ESTATE OPERATORS ARE TAKING BILLIONS FROM NIGERIAN SUBSCRIBERS

By the Research & Economic Unit, Housing Development Advocacy Network (HDAN)

For many Nigerians, buying land or a house is the biggest financial decision they will ever make. Yet the dream of homeownership is increasingly being exploited by unscrupulous operators using sophisticated marketing, unrealistic investment promises and weak contractual protections.

THE 20 TRICKS BUYERS NEED TO WATCH

1. UNREALISTIC HIGH-RETURN PROMISES

One of the most dangerous tactics is inviting members of the public to “invest” in real estate with promises of unusually high returns, sometimes 20%, 30%, 40% or more within short periods.

Some of these schemes are structured so that money from new investors is used to pay earlier investors, creating the appearance of profitability until fresh inflows slow down.

2. SELLING LAND WITHOUT VALID TITLE

Subscribers may be offered land without proper documentation or with titles that cannot be independently verified.

3. DUPLICATE SALE OF THE SAME PLOT

The same piece of land may be sold to multiple unsuspecting buyers, creating disputes that can take years to resolve.

4. COLLECTING FULL PAYMENT WITHOUT ALLOCATION

Some subscribers make full payments but are left waiting indefinitely for their actual allocation.

5. ABANDONED OFF-PLAN PROJECTS

Developers may collect money for off-plan properties that are delayed for years or never completed.

6. HIDDEN AND UNEXPECTED CHARGES

Subscribers may discover additional charges after making payments, significantly increasing the final cost of the property.

7. REFUSING REFUNDS

Some operators make it extremely difficult for subscribers to recover their money when they decide to exit a project.

8. USING NEW PROJECTS TO FINANCE OLD ONES

Some operators launch new estates to raise money to complete older projects.

This creates a dangerous cycle:

Project B finances Project A.

Project C finances Project B.

9. CELEBRITY ENDORSEMENTS

Celebrity endorsements can create an impression of legitimacy and safety, even when buyers have not independently verified the developer or project.

10. AGGRESSIVE SALES AGENTS

Sales agents may pressure prospective buyers to make immediate payments before conducting proper due diligence.

11. “ONLY THREE PLOTS LEFT”

Artificial scarcity is often used to create urgency and discourage buyers from taking time to investigate.

12. “PRICE INCREASES TONIGHT”

Countdown promotions can pressure buyers into paying before they have verified the property, documents and contractual terms.

13. MISUSE OF “REAL-ESTATE-BACKED INVESTMENT”

Subscribers are told their investment is secured by property.

But buyers should ask:

Which specific property secures my money?

Is the title valid?

Does a legal charge exist?

Has the same asset been pledged to other investors?

14. SHOWING ONE LOCATION AND ALLOCATING ANOTHER

Some subscribers are shown one location during inspection but later discover that their allocated property is somewhere else.

15. MARKETING LAND WITH THE WRONG LAND USE

Agricultural or improperly designated land may be marketed as a residential estate.

16. ALLOCATION LETTERS THAT ARE MISTAKEN FOR LEGAL TITLE

Some buyers receive impressive allocation letters, certificates and promotional materials and assume these documents amount to legal title.

They do not.

A developer-issued allocation document cannot replace independent verification of the underlying land title.

17. UNFAIR CONTRACTS

Some agreements impose severe penalties on subscribers for late payment but provide little or no compensation when developers delay delivery for years.

18. CHANGING THE PROPERTY AFTER PURCHASE

A subscriber may buy a particular house design only to discover later that the developer has reduced the size, changed the finishes or substituted cheaper materials without meaningful consent.

19. DELAYED DELIVERY

Projects may be marketed with attractive delivery timelines, only for subscribers to wait years beyond the promised completion date.

20. FAILURE TO DISCLOSE HOW THE PROJECT IS FINANCED

Subscribers deserve to know how their money will be used and whether the project’s financial structure is sustainable.

WHAT NEEDS TO CHANGE?

Nigeria urgently needs stronger protection for real estate subscribers.

Off-plan developers should be required to disclose:

• Verified land title
• Development approvals
• Delivery schedules
• Financing arrangements

This information should be available before substantial funds are collected from the public.

Major subscriber funds should increasingly pass through escrow or controlled project accounts, with releases tied to independently verified construction milestones.

Companies inviting the public to invest for returns should also be required to demonstrate that they possess the necessary regulatory authority to solicit investments.

THE ONE RULE EVERY BUYER SHOULD KNOW

DO NOT INVESTIGATE AFTER PAYING.

INVESTIGATE BEFORE PAYING.

Before transferring money, buyers should independently verify:

• The title
• The company
• Approvals
• The contract
• The developer’s project history
• The exact location of the property

Where a company promises exceptionally high returns, prospective investors should ask the most important question:

Where exactly will the money required to pay those returns come from?

Nigeria needs genuine developers and a strong real estate industry.

But the sector cannot grow sustainably if subscribers increasingly associate property investment with deception, endless delays and lost savings.

Every fraudulent transaction damages not only the victim but also confidence in the entire housing market.

HDAN SPECIAL CONSUMER PROTECTION SERIES

In the next few days, the Housing Development Advocacy Network (HDAN) will begin spotlighting real estate developers and operators involved in documented subscriber disputes, regulatory actions, court cases and alleged fraudulent practices.

The series will examine:

• The facts of each case
• Complaints made by subscribers
• Responses from the companies involved
• Actions taken by regulators or the courts
• Warning signs prospective buyers and investors should look out for

Where allegations have not been finally determined by a court, HDAN will clearly state that fact.

THE OBJECTIVE IS SIMPLE:

To help Nigerians identify dangerous red flags, avoid questionable property schemes and protect their hard-earned money before it is too late.

The post 20 Real Estate Scams Nigerian Property Buyers Must Avoid appeared first on Housing TV Africa.

The Anambra State Police Command has arrested four suspects in connection with the alleged murder of 56-year-old Kelechi Madu in Awkuzu, Oyi Local Government Area of the state.

The development followed investigations into Madu’s death, barely two days after his wife reported him missing.

According to the state Police Public Relations Officer, SP Tochukwu Ikenga, the prime suspect, identified as 32-year-old Ifeanyi Nwankwo, was a friend of the deceased and allegedly confessed to planning the killing and engaging two other people to carry it out.

Police said preliminary investigations indicated that Nwankwo allegedly obtained money from Madu fraudulently after claiming he could assist him in acquiring a piece of land.

Investigators alleged that the suspect subsequently arranged the killing in an attempt to conceal the transaction and prevent the recovery of the money.

Madu Reported Missing

According to the police, Madu’s wife reported him missing on August 18, 2026, after he left their home on the evening of August 17 and did not return.

Police operatives, working alongside members of the local vigilante group and the deceased’s family, subsequently began searching for him and investigating his whereabouts.

Later that evening, the wife returned to the police station and reported that her husband had been found dead in a nearby bush at Umuobi, Awkuzu.

Police operatives were immediately deployed to the location, where the deceased was found dead.

His remains were subsequently taken to a hospital for preservation.

Friend Allegedly Confesses

During the investigation, police arrested Nwankwo, who allegedly confessed to involvement in planning the killing.

According to the police, Nwankwo had allegedly received money from Madu under the pretext of helping him acquire a parcel of land.

Investigators said the alleged fraud became the motive behind the subsequent plot to kill the deceased and conceal the transaction.

The police said two other people were allegedly engaged to carry out the killing.

The command said investigations are continuing to establish the full circumstances surrounding the incident and identify everyone involved.

Police Intensify Investigation

The Commissioner of Police in Anambra State, CP Nnanna Oji Ama, has directed that the investigation be intensified to identify and arrest all persons allegedly connected to the conspiracy and murder.

The command said it remains committed to ensuring that everyone connected to the crime is brought to justice.

The police also said they would continue to strengthen intelligence-led policing and cooperation with communities to prevent violent crime and uncover criminal activities in the state.

The post Four Arrested Over Alleged Murder of Friend in Anambra Land Deal appeared first on Housing TV Africa.

The Economic and Financial Crimes Commission (EFCC) has urged the Lagos State Real Estate Regulatory Authority (LASRERA) to strengthen enforcement against fraudulent estate agents. The anti-graft agency also advised the regulator to create a denylist for individuals and companies found guilty of real estate fraud.

The recommendation came during a meeting between the Acting Zonal Director of EFCC Lagos Zonal Directorate II, ACE I Bawa Usman Kaltungo, and the Permanent Secretary of the Lagos State Ministry of Housing, Engineer Abdulhafis Gbolahan Toriola. Senior officials from LASRERA also attended the meeting.

Kaltungo said stronger regulation would help protect homebuyers, investors and property developers. He also called for regular information sharing between both agencies to improve investigations and enforcement.

EFCC Offers Investigative Support

The EFCC said it will continue to support LASRERA with investigations into fraudulent property transactions. Kaltungo explained that closer cooperation would help identify offenders faster and ensure they face prosecution under the law.

He also praised LASRERA for implementing the Lagos State Real Estate Regulatory Authority Law 2022. According to him, the law has created a stronger foundation for regulating the real estate industry in Lagos.

The commission disclosed that it is handling several cases involving alleged fake estate agents and property-related fraud. These cases involve individuals and organisations accused of misleading members of the public through illegal real estate transactions.

Lagos Reaffirms Commitment to Transparency

Engineer Abdulhafis Gbolahan Toriola said the Lagos State Government remains committed to promoting transparency, accountability and professionalism in the property market.

He noted that stronger collaboration with the EFCC would improve compliance with existing regulations. He added that the partnership would also increase public confidence in buying, selling and investing in property across the state.

Both organisations agreed to deepen their cooperation as part of efforts to reduce criminal activities within the real estate sector.

Why Stronger Regulation Matters

Property fraud remains a major challenge in Nigeria’s housing sector. Many buyers lose money through fake land sales, forged documents, multiple sales of the same property and unregistered estate operators.

These practices weaken investor confidence and slow the growth of the housing market. They also create risks for mortgage lenders, developers and genuine estate professionals.

Industry experts have consistently argued that stronger regulation can improve transparency and attract more investment into Nigeria’s real estate sector. Better enforcement can also encourage responsible housing development and strengthen consumer protection.

As Lagos continues to expand, effective regulation will play an important role in creating a safer property market. Closer cooperation between regulators and law enforcement agencies could help reduce fraud and improve confidence in real estate transactions across the state.

The post EFCC Urges LASRERA to Tighten Oversight, Denylist Fraudulent Estate Agents appeared first on Housing TV Africa.

Property experts have advised prospective real estate investors in Lagos to conduct thorough land title verification at the Lagos State Land Registry in Alausa before purchasing any property, warning that failure to do so could expose buyers to fraud, double allocations, and disputes over government-acquired land.

With Lagos remaining one of Nigeria’s most active real estate markets, industry stakeholders say due diligence has become increasingly important as cases of forged documents, ownership disputes, and illegal land sales continue to surface.

The Lagos State Land Registry, located within the Alausa Secretariat in Ikeja, serves as the official repository of registered land records and remains the most reliable institution for verifying the legal status of landed properties in the state.

Why Land Verification Matters

Experts noted that conducting a title search helps buyers confirm the true ownership of a property and verify the authenticity of critical documents such as Certificates of Occupancy, Governor’s Consents, and Deeds of Assignment.

The process also reveals whether a property is subject to mortgages, legal disputes, caveats, or government acquisition, helping investors avoid costly mistakes.

According to property professionals, purchasing land under government acquisition can result in demolition of structures and loss of investment without compensation.

Documents Required for a Land Search

Before initiating a search, buyers are advised to obtain key documents from the seller, including:

• Copy of the title document (Certificate of Occupancy, Governor’s Consent, or Deed of Assignment)
• Survey Plan showing the property’s coordinates and beacon numbers
• Formal application letter addressed to the Registrar of Deeds
• Letter of authorization from the property owner where required

These documents enable registry officials to trace the property’s records and verify its legal status.

Steps for Conducting a Land Search at Alausa

Application Submission

The process begins with obtaining and completing the official search application form at the Land Registry. Applicants must attach supporting documents, including the survey plan and title documents.

Payment of Search Fees

After assessment, applicants are required to pay the prescribed search fees through approved government payment channels and obtain official receipts.

File Processing and Retrieval

Registry officials assign a tracking number and retrieve the property’s records from the archives for verification.

Survey Verification

Applicants are also expected to submit the survey plan to the Office of the Surveyor-General for coordinate verification and confirmation that the land is not under government acquisition.

Collection of Search Report

Upon completion of the verification process, an Official Search Report is issued detailing ownership records, encumbrances, pending litigation, mortgages, and the overall status of the property.

Understanding the Search Report

A favourable report confirms that the seller is the legitimate owner and that the property is free from legal or financial encumbrances, allowing buyers to proceed with confidence.

However, experts caution that transactions should be suspended immediately if the report reveals disputes, mortgages, conflicting ownership claims, or government acquisition issues.

They stressed that buyers should rely on official search findings rather than verbal assurances from sellers, describing the Alausa verification process as one of the most effective safeguards against property fraud in Lagos.

Experts Urge Due Diligence

Real estate stakeholders maintain that proper title verification remains essential for protecting investments in Lagos’ competitive property market.

According to them, conducting a comprehensive search at the Land Registry before making payments can save buyers from future litigation, financial losses, and ownership disputes.

The post How to Verify Land Titles in Lagos: A Complete Guide to Property Searches at Alausa appeared first on Housing TV Africa.

The Economic and Financial Crimes Commission (EFCC) has issued a stern warning to real estate managers and property professionals across Nigeria, cautioning them against facilitating money laundering through property transactions.

The warning was delivered by EFCC Chairman Ola Olukoyede during a courtesy visit with executives of the Association of Real Estate and Property Managers (AREAPM) at the Commission’s Benin Zonal Directorate.

Olukoyede, speaking through Deputy Commander Sa’ad Hanafi Sa’ad, emphasized the increasing trend of fraudsters channeling illicit funds into real estate as a means of concealing proceeds of crime.

“We have observed with grave concern that criminals are laundering money and hiding the proceeds of crime through property investments. Individuals now defraud the government and private entities before investing in real estate,” he stated.

The EFCC head described real estate managers as Designated Non-Financial Businesses and Professions (DNFBPs), underscoring the importance of adhering to anti-money laundering regulations and maintaining professionalism. He warned that any breaches of the law would be met with strict enforcement actions.

Chairman Olukoyede also highlighted the EFCC’s Land and Property Fraud Section, which is dedicated to investigating and prosecuting cases of property-related financial crimes. He assured the association of the Commission’s readiness to collaborate in strengthening transparency, accountability, and investor confidence in the sector.

The Edo State Chairman of AREAPM, Akpesiri Egbonoje, expressed the association’s commitment to sanitizing the real estate sector and stressed the importance of a structured partnership with law enforcement. Egbonoje believes that collaboration with the EFCC will help curb financial crimes, protect investors, and ensure compliance with regulatory standards.

This warning comes amid growing concerns about the misuse of Nigerian real estate for illicit financial activities. The EFCC has intensified scrutiny of property transactions nationwide, as part of its broader mandate to fight economic and financial crimes.

Real estate professionals and property managers are now urged to conduct due diligence, report suspicious transactions, and comply with all EFCC and regulatory guidelines to avoid legal repercussions.

The post EFCC Warns Real Estate Managers Against Money Laundering in Nigerian Property Sector appeared first on Housing TV Africa.

The Attorney-General of the Federation (AGF) has taken over the prosecution of prominent constitutional lawyer, Prof. Mike Ozekhome, SAN, in an alleged London property fraud case, prompting a Federal Capital Territory High Court in Abuja to adjourn his arraignment to February 24, 2026.

Justice Peter Kekemeke granted the takeover on Monday after the AGF invoked Section 174 of the 1999 Constitution (as amended), which empowers the Attorney-General to institute, take over, or discontinue criminal proceedings in the public interest.

Ozekhome, who was billed for arraignment, was not docked following the AGF’s intervention.

Legal Heavyweights Appear

The senior advocate was represented by a formidable legal team led by former Attorney-General of the Federation, Chief Kanu Agabi, SAN, alongside 15 other Senior Advocates of Nigeria.

The Independent Corrupt Practices and Other Related Offences Commission (ICPC) was represented by Dr. Osuobeni Ekoi Akponimisingha, head of its High-Profile Prosecution Unit, while the AGF appeared through the Director of Public Prosecutions of the Federation, Rotimi Oyedepo, SAN.

Oyedepo informed the court that the AGF decided to assume control of the case to ensure diligent prosecution, adherence to due process, and to strengthen public confidence in the justice system.

He requested time to retrieve and review the case file from the ICPC. The application was not opposed by either the ICPC or the defence.

Allegations

The ICPC had filed a three-count charge against Ozekhome, bordering on alleged forgery and fraudulent property acquisition.

According to the charges, the senior lawyer was accused of receiving a London property located at 79 Randall Avenue, London NW2 7SX, allegedly linked to criminal proceeds. He was also accused of forging a Nigerian passport in the name of “Shani Tali” and using the document to support ownership claims to the property.

Ozekhome has denied all allegations.

Adjournment

After hearing submissions from counsel, Justice Kekemeke adjourned the matter to February 24, 2026, for arraignment under the supervision of the Attorney-General’s office.

The case is expected to draw significant public and legal scrutiny due to Ozekhome’s standing at the Bar and the constitutional powers exercised by the AGF in taking over the prosecution.

The post AGF Takes Over Prosecution of Ozekhome as Court Shifts Arraignment to February 24 appeared first on Housing TV Africa.

Sulaiman Olayiwola Gbajabiamila has been sentenced to multiple prison terms by a Lagos State High Court in Ikeja after he was found guilty of defrauding a property buyer of N31 million and forging a Sterling Bank Manager’s cheque.

Justice I. O. Ijelu delivered the judgment on Monday, August 25, 2025, following a case filed by the Economic and Financial Crimes Commission (EFCC).

Gbajabiamila was first arraigned on September 19, 2023, by the EFCC’s Lagos Zonal Command on a seven-count charge, including stealing, obtaining money under false pretence, forgery, use of false documents, and retention of proceeds of crime.

The EFCC alleged that Gbajabiamila was introduced to Lateef Adeyemo by an estate agent, identified as Lukman. Adeyemo, seeking to purchase a flat at Lagos Homes, Iponri, reportedly paid N31 million to Gbajabiamila for a two-bedroom apartment that was never provided. Investigators found that the funds were diverted for personal use.

One of the charges stated that in 2021, Gbajabiamila dishonestly converted N31 million belonging to Adeyemo. Another count accused him of forging a Sterling Bank Manager’s cheque worth N10 million in favour of STB Building Society Limited.

During trial, Gbajabiamila pleaded not guilty. The prosecution, led by Abdulhamid L. Tukur, called two witnesses and submitted documents which the court admitted as evidence. His defence counsel, T. E. Gbado, urged the judge to show leniency, describing him as remorseful and a first-time offender.

After reviewing the case, Justice Ijelu found him guilty on all counts. The court imposed the following penalties:

Count 1 (Stealing): Five years imprisonment or a fine of N1 million.
Count 2 (Obtaining by false pretences): Seven years imprisonment.
Counts 3–5 (Forgery): Two years each, with the option of a N1 million fine per count.
Count 6 (Use of false documents): Two years imprisonment or a fine of N200,000.
Count 7 (Retention of proceeds of crime): Four years imprisonment or a fine of N500,000.

Despite pleas for mercy, the judge ruled in accordance with the law, sealing Gbajabiamila’s conviction.

The post Property fraud: Lagos court convicts Gbajabiamila appeared first on Housing TV Africa.

The Legal Practitioners Disciplinary Committee (LPDC) announced the suspension on June 20, 2025. The five-member panel, chaired by Justice Ishaq Bello, found Ugwuowo guilty of professional misconduct.

The committee ruled that he acted without proper authority when he collected ₦29 million from a client, Mrs. Grace Dauda, for the sale of a four-bedroom duplex in Gwarinpa Estate, Abuja.

In 2017, Ugwuowo accepted the funds, claiming to act on behalf of the property owner. However, the actual owner, Ciroma Muhammed Umar, later confirmed he had not authorized the sale.

Ugwuowo failed to deliver the property or refund the money. Since then, the client has waited in vain for her money to be returned.

The LPDC concluded that Ugwuowo’s actions violated the Rules of Professional Conduct for Legal Practitioners. As a result, he was suspended for five years. He must also refund ₦29 million to Mrs. Dauda within 30 days.

The ruling directs the Chief Registrar of the Supreme Court to update Ugwuowo’s status on the Roll of Legal Practitioners.

During the hearing, evidence showed Ugwuowo issued a cheque from United Bank for Africa (UBA) to cover the refund. However, the cheque bounced, and no repayment has been made.

The LPDC ordered that the suspension be published in national newspapers and the Federal Gazette. Notices will also be sent to the Nigerian Bar Association, courts, Attorneys General, and police authorities.

Mrs. Dauda trusted the lawyer because of his reputation, over 15 years of experience, and his status as a Notary Public. She believed the deal was genuine. Sadly, the property never changed hands, and her money was lost.

The LPDC’s decision sends a strong message against professional misconduct. It reminds legal practitioners of the importance of ethics, transparency, and trust in the legal system.

The post Abuja Lawyer Suspended from Legal Practice Over ₦29 Million Real Estate Fraud appeared first on Housing TV Africa.