Buying land in Lagos Mainland is still one of the smartest ways to enter the real estate market without spending huge amounts of money. While major parts of Lagos Island have become extremely expensive, the Mainland still offers pockets of growing communities where land is relatively affordable, appreciating in value, and suitable for both residential and commercial projects.
Whether you are planning to build a family home, invest for future resale, or start a rental property business, knowing the right areas makes the entire journey easier and more rewarding.
Below is a detailed guide to the best places to buy affordable land in Lagos Mainland, what makes these areas attractive, and key things you should look out for during your search.
Why Lagos Mainland Still Offers Affordable Land
Many buyers are often surprised to discover that several parts of the Mainland still have available land at reasonable prices. The reason is simple. While most central and high-density areas are fully developed, many surrounding communities are still growing. These locations offer cheaper land because they are currently in the development phase, yet they are close enough to major hubs to ensure strong future returns.
Affordability, good access roads, improved infrastructure, and expanding commercial activity all combine to make the Mainland a top choice for long term investors.
Top Affordable Locations to Buy Land in Lagos Mainland
Below are some of the best places where you can still buy land at reasonable prices without compromising on growth potential.
1. Ikorodu
Ikorodu is one of the largest and fastest expanding parts of Lagos Mainland. Land prices are still considered affordable when compared to other major districts. The area is experiencing rapid development supported by road expansion, new schools, and increasing commercial activity.
What Makes Ikorodu Attractive
- Strong population growth which supports long term property appreciation
- Multiple entry points such as Agric, Odogunyan and Ijede
- Constant development of estates and gated communities
- A variety of land sizes for different budgets
Ikorodu remains one of the safest bets for first time investors looking for affordability and growth.
2. Badagry
Badagry offers some of the most pocket friendly land options near Lagos. The area has major government projects including the Lagos MegaPort corridor and the Lagos Badagry Expressway rehabilitation. These developments are pushing up interest and boosting land value each year.
Key Advantages
- Relatively low cost of land compared to other parts of Lagos
- Tourism growth which attracts both local and foreign investors
- Expanding road network that will improve travel time to central Lagos
- Future industrial opportunities
Badagry is perfect for investors willing to buy now and hold for long term appreciation.
3. Ikotun and Igando
The Ikotun Igando axis offers affordable land options while still being relatively close to major commercial hubs like Egbeda and Isolo. The Lagos State government has continued to improve roads and drainage systems in the area which adds to its appeal.
Why This Area Stands Out
- Strong rental demand which is good for future development
- Affordable plots suitable for starter homes and mini estate projects
- Large markets and busy business districts that support long term growth
For buyers with a mid range budget, Ikotun and Igando offer a good balance of affordability and accessibility.
4. Abule Egba and Alagbado
These neighbourhoods have grown significantly over the past few years, especially since the completion of the Abule Egba Flyover. Land prices have risen but are still within an affordable range when compared to more central parts of Lagos.
Benefits of Buying Here
- Improved road infrastructure which boosts property value
- Rapidly expanding residential areas
- Easy transport access to Ikeja, Agege, and Oshodi
- Strong investor demand
If you want a location that is already well developed but still affordable, Abule Egba and Alagbado are worth considering.
5. Mowe and Ibafo (Borderline Mainland Extensions)
Though technically outside Lagos, Mowe and Ibafo are treated by many Lagosians as part of the wider Mainland because of their easy access to the city. Land here is significantly cheaper and has attracted thousands of new home builders and estate developers.
Why Mowe and Ibafo Are Popular
- Very affordable land compared to central Lagos
- Dozens of private estates and gated communities
- Good access to Lagos Ibadan Expressway
- Steady rise in property values
These areas are excellent choices for buyers who want affordable land near Lagos without sacrificing development quality.
6. Epe (Rapidly Growing and Highly Affordable)
Epe is one of the most talked about emerging locations near Lagos Mainland. Although it is technically on the outskirts, many property hunters include it in their search because of its rapid transformation. The presence of major projects such as the Dangote Refinery corridor and the Lekki Epe Expressway expansion has boosted land demand.
Why Epe Is a Top Choice
- Low entry cost for new investors
- Multiple government and private developments
- Strong prospects for future appreciation
- Ideal for long term land banking
Epe remains one of the most promising areas for buyers who want to secure land while prices are still low.
Factors to Consider Before Buying Land on Lagos Mainland
To make the right investment decision, pay attention to the following points:
1. Title Documents
Always confirm the authenticity of documents such as Gazette, C of O, or approved excision.
2. Land Location and Accessibility
A good access road significantly increases land value and reduces development cost.
3. Flood Risks and Drainage
Carry out proper inspection to avoid flood prone locations.
4. Current and Future Developments
Check if the area has plans for roads, commercial zones, or estates that may influence appreciation.
5. Budget and Payment Plans
Choose areas that match your budget and allow room for future financial flexibility.
FAQs
1. What is the cheapest place to buy land on Lagos Mainland?
Ikorodu and Badagry are among the most affordable options for first time buyers.
2. Is buying land on Lagos Mainland a good investment?
Yes. Many areas are still developing so land bought now can appreciate quickly.
3. Are there installment payment plans for land?
Many estate developers in Ikorodu, Epe, and Mowe offer flexible payment plans.
4. How do I avoid buying land with issues?
Always work with trusted agents or property companies and verify all documents.
5. Which area grows fastest in value?
Epe, Abule Egba, and Ikorodu show strong yearly appreciation.
6. Can I use Mainland land for commercial projects?
Yes. Areas like Ikotun, Abule Egba, and Ikorodu support both residential and commercial developments
7. Where can I find verified land for sale in Lagos Mainland?
You can explore verified listings on PrivateProperty.ng. Visit https://privateproperty.ng/land-for-sale to compare prices, view photos, and connect with trusted agents.
Affordable land still exists on the Lagos Mainland, but the biggest advantage goes to investors who move early. Areas such as Ikorodu, Badagry, Igando, Alagbado, Mowe, and Epe offer strong long term potential, especially for buyers who want a balance of affordability and future growth. Once you identify your preferred location, take your time to verify documents, inspect the land, and understand the area’s development pattern.
With the right choice, Mainland land can become one of the smartest investments you make for your future.
