{"id":23694,"date":"2025-09-06T21:38:05","date_gmt":"2025-09-06T21:38:05","guid":{"rendered":"https:\/\/www.withinnigeria.com\/gist\/?p=23694"},"modified":"2025-09-06T21:38:05","modified_gmt":"2025-09-06T21:38:05","slug":"why-every-buyer-must-understand-excision-before-paying-for-land-in-lagos","status":"publish","type":"post","link":"https:\/\/www.withinnigeria.com\/gist\/2025\/09\/06\/why-every-buyer-must-understand-excision-before-paying-for-land-in-lagos\/","title":{"rendered":"Why every Buyer must understand ‘Excision’ before paying for Land in Lagos"},"content":{"rendered":"

The Lagos real estate market is a theater of promises. On the surface, it glitters with possibility\u2014prime land in Lekki promising \u201cfuture Dubai,\u201d lush plots in Epe advertised as \u201cthe new oil city,\u201d and developers who swear the land is \u201csecure and in process.\u201d But beneath the glossy brochures lies a legal minefield. Many unsuspecting buyers, caught up in the feverish chase for property in Africa\u2019s most ambitious city, have signed documents with hearts pounding\u2014only to discover, too late, that what they paid for never legally existed.<\/p>\n

One word haunts these stories: excision.<\/p>\n

Excision is not just a technicality. It is the thin line between inheriting a dream and financing a nightmare. It is the difference between your investment growing into a future estate and your millions vanishing into smoke. To buy land in Lagos without understanding excision is like stepping onto a battlefield blindfolded. You might walk across safely, but history suggests more often than not, you\u2019ll step on a landmine.<\/p>\n

The question is not whether excision matters\u2014it is why every single buyer, from the first-time investor saving salaries to the billionaire developing estates, must treat it as a life-and-death clause.<\/p>\n

The Shadow of 1978: The Law That Changed Land Forever<\/strong><\/h4>\n

To understand excision, one must step back into the 1970s. Before 1978, land in Lagos\u2014like across Nigeria\u2014was largely held by families, lineages, and communities. Ownership was ancestral. Land was an inheritance, passed down through oral traditions, family boundaries, and community recognition.<\/p>\n

\"\"
Land Use Act of 1978.<\/figcaption><\/figure>\n

Then came the Land Use Act of 1978. In a sweeping stroke, the law vested all land in each state under the control of the state governor. The indigenous families\u2014custodians of land for generations\u2014woke up to find themselves technically dispossessed. Their ownership rights had been reduced to \u201ccustomary rights of occupancy,\u201d revocable at the governor\u2019s discretion.<\/p>\n

It was both a legal revolution and a cultural earthquake. The state now had ultimate control over land, but communities resisted quietly, still selling land to developers and individuals as if nothing had changed. Conflict was inevitable.<\/p>\n

The government recognized the tension. As a compromise, it introduced the process of excision\u2014a mechanism by which the government could officially release portions of land back to indigenous families or communities. Once excised, such land was recorded in the official government gazette, making it legally recognized and free from state acquisition.<\/p>\n

This meant that for every buyer in Lagos, excision became the lifeline: proof that the land being sold was not part of government-reserved territory, free for lawful development, and eligible for a Certificate of Occupancy.<\/p>\n

The Gazette: Lagos\u2019 Sacred Scroll of Land Freedom<\/strong><\/h4>\n

The gazette is one of the most underestimated documents in Lagos real estate. To the trained eye, it is not just a publication\u2014it is a shield. Containing survey coordinates, descriptions, and government seals, it is the physical evidence that a community\u2019s land has been excised and is now legally recognized.<\/p>\n

\"\"
Lagos State Gazette illustration<\/figcaption><\/figure>\n

Without the gazette, words like \u201ccommunity land\u201d or \u201cfamily land\u201d are fragile claims. With the gazette, those claims transform into rights. This is why the phrase \u201cland with excision\u201d in Lagos real estate is powerful\u2014it means that the government has formally recognized the release of that portion of land, freeing it for lawful private ownership.<\/p>\n

But here lies the catch: many agents and developers exploit the language of excision. They say \u201cexcision in process\u201d or \u201cfile number approved.\u201d For desperate buyers, these words sound reassuring. But history shows these are often the first steps into disaster.<\/p>\n

The Fraud of \u201cExcision in Process\u201d<\/strong><\/h4>\n

Few phrases in Lagos real estate are more deceptive than \u201cexcision in process.\u201d<\/p>\n

What it often means is this: the community or family has applied to the government, asking for a portion of land to be excised. A file number is generated. But a file number is not approval. It is simply a receipt of application, no more binding than a post office slip. Many such applications languish for decades, never processed, never approved.<\/p>\n

Unsuspecting buyers, however, are lured into purchasing such land, believing it is only \u201ca matter of time\u201d before excision is granted. In reality, the government may never approve the application. Worse still, if the land falls under future government acquisition plans\u2014say for infrastructure, roads, or housing projects\u2014the application dies permanently, and the buyers lose everything.<\/p>\n

Real estate lawyers in Lagos often call \u201cexcision in process\u201d the cruelest trap. It thrives on the naivety of buyers and the hunger for cheap land. The cheaper the land, the higher the likelihood it is tied to this illusion.<\/p>\n

Historical Lessons: Maroko\u2019s Disappearance<\/strong><\/h4>\n

History in Lagos is littered with land tragedies. None is more haunting than Maroko, a densely populated settlement near Ikoyi. For decades, it was home to tens of thousands. Families built houses, raised children, and built communities.<\/p>\n

Then, in July 1990, bulldozers rolled in. The Lagos State government declared Maroko an illegal settlement and forcibly evicted its inhabitants. Overnight, the community was wiped off the map. Residents\u2014many of whom had lived there for generations\u2014were displaced with little or no compensation. Their claims of ancestral ownership were crushed under the weight of state authority.<\/p>\n

Maroko was not about excision per se, but it stands as a chilling reminder: in Lagos, land without government recognition is vulnerable. Ownership is fragile unless secured through proper excision and gazette.<\/p>\n

Echoes from the Colonial Courtroom: Amodu Tijani Oluwa<\/strong><\/h4>\n

Go further back in history, and you meet Chief Amodu Tijani Oluwa, who in the 1920s took on the British colonial government over land rights in Lagos. When the colonial authorities tried to seize Apapa land, Oluwa fought back, eventually taking his case to the Privy Council in London.<\/p>\n

\"\"
Amodu Tijani Oluwa<\/figcaption><\/figure>\n

In 1921, the Privy Council ruled in his favor, affirming that land belonged to the indigenous families, not the colonial administration. It was a landmark victory, a recognition of ancestral land rights over imposed authority.<\/p>\n

The irony is striking: nearly sixty years later, the Nigerian government would impose its own sweeping control with the Land Use Act. Once again, communities had to fight back, this time through excision. Oluwa\u2019s struggle and victory remain a symbolic backdrop to today\u2019s battles over excision in Lagos.<\/p>\n

Real-Life Scars: Buyers Who Lost Everything<\/strong><\/h4>\n

Across Lagos, there are countless stories of ordinary people who invested life savings into land without understanding excision.<\/p>\n

 <\/p>\n

In Igbo-Efon, Lekki, a couple invested \u20a6280 million in a parcel of land, trusting the documents provided. Later, they discovered the land was under government acquisition. Their dreams of building a family home collapsed into legal wrangling, with no restitution in sight.<\/p>\n

In Ibeju-Lekki, the epicenter of Lagos\u2019 \u201cNew Dubai\u201d narrative, entire estates have been sold on the promise of \u201cexcision in process.\u201d Years later, buyers still clutch useless receipts, while government bulldozers clear the land for road expansion and industrial projects tied to the Dangote Refinery and Lekki Free Trade Zone.<\/p>\n

Even middle-class buyers\u2014civil servants, teachers, nurses\u2014have been caught in the snare. Their savings vanish, their hopes for generational wealth evaporate, and their anger is swallowed by the sheer complexity of Lagos land laws.<\/p>\n

Why Excision Matters More Than Ever<\/strong><\/h4>\n

Lagos is expanding<\/a>\u00a0at a rate unmatched in Africa. From Epe to Badagry, land speculation is fierce. The city is projected to reach over 30 million residents within the next decade. Infrastructure projects\u2014new airports, ports, expressways\u2014are reshaping the map.<\/p>\n

In such a climate, government acquisitions are constant. Land earmarked for future projects may seem like prime real estate today but will be swept away tomorrow. This is why excision matters: it is the only mechanism that transforms ancestral claims into recognized ownership, shielding buyers from sudden state acquisition.<\/p>\n

Without excision, buyers are essentially tenants at the mercy of the state. With excision, they hold the foundation upon which every other title\u2014survey, deed, Certificate of Occupancy\u2014rests.<\/p>\n

The Human Side of Excision<\/strong><\/h4>\n

Excision is not just a legal process\u2014it is human drama. It determines whether a widow in Ajah can pass her small parcel of land to her children. It decides whether a group of young professionals pooling funds to buy land in Epe are securing their future or burning their money.<\/p>\n

It shapes communities, estates, and generations. When a piece of land is excised, families regain dignity. When it is not, they live in limbo, selling portions to survive, yet unable to assure buyers of legitimacy.<\/p>\n

This is why real estate agents, developers, and buyers must speak of excision not as a technicality but as a heartbeat. Without it, every structure is fragile. With it, every dream has a chance to stand.<\/p>\n

The Responsibility of the Buyer<\/strong><\/h4>\n

Lagos is not forgiving to the careless. A buyer cannot rely on glossy brochures or verbal assurances. Due diligence is non-negotiable. The buyer must:<\/p>\n

    \n
  • Demand proof of gazette publication.<\/li>\n
  • Engage independent surveyors to confirm boundaries.<\/li>\n
  • Hire real estate lawyers to vet every claim.<\/li>\n
  • Speak directly with community elders to corroborate history.<\/li>\n<\/ul>\n

    This may seem cumbersome, but the alternative is ruin. Lagos real estate is littered with the graves of those who cut corners.<\/p>\n

    Final Takeaway: The Final Pause Before the Pen<\/strong><\/h4>\n
    \"\"
    Land in Lagos illustration<\/figcaption><\/figure>\n

    Imagine the moment again\u2014you sit before a contract. The seller assures you, \u201cExcision in process.\u201d Your heart quickens. But this time, you know better. You pause, you investigate, you insist on the gazette, you demand proof.<\/p>\n

    That pause may save you from Maroko\u2019s fate, from Igbo-Efon\u2019s loss, from Ibeju-Lekki\u2019s illusions.<\/p>\n

    Excision is not paperwork. It is survival. It is the invisible wall between a dream home and a bulldozer\u2019s blade. It is the compass guiding buyers through Lagos\u2019 legal maze.<\/p>\n

    In Lagos, every buyer must understand excision. Without it, you are gambling in a rigged casino. With it, you are anchoring your future on solid ground.<\/p>\n","protected":false},"excerpt":{"rendered":"

    The Lagos real estate market is a theater of promises. On the surface, it glitters with possibility\u2014prime land in Lekki promising \u201cfuture Dubai,\u201d lush plots in Epe advertised as \u201cthe new oil city,\u201d and developers who swear the land is \u201csecure and in process.\u201d But beneath the glossy brochures lies a legal minefield. Many unsuspecting […]<\/p>\n","protected":false},"author":28,"featured_media":23702,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"jnews-multi-image_gallery":[],"jnews_single_post":{"format":"standard","override":[{"template":"2","single_blog_custom":"13142","parallax":"1","fullscreen":"1","layout":"right-sidebar","sidebar":"default-sidebar","second_sidebar":"default-sidebar","sticky_sidebar":"1","share_position":"top","share_float_style":"share-monocrhome","show_share_counter":"1","show_featured":"1","show_post_meta":"1","show_post_author":"1","show_post_author_image":"1","show_post_date":"1","post_date_format":"default","post_date_format_custom":"Y\/m\/d","show_post_category":"1","show_post_reading_time":"1","post_reading_time_wpm":"300","post_calculate_word_method":"str_word_count","show_zoom_button":"1","zoom_button_out_step":"2","zoom_button_in_step":"3","number_popup_post":"1","show_author_box":"0","show_post_related":"0","show_inline_post_related":"1"}],"image_override":[{"single_post_thumbnail_size":"crop-500","single_post_gallery_size":"crop-500"}],"trending_post_position":"meta","trending_post_label":"Trending","sponsored_post_label":"Sponsored by","disable_ad":"0","subtitle":""},"jnews_primary_category":[],"footnotes":""},"categories":[195],"tags":[7149,7146,7147,7148],"class_list":["post-23694","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-national","tag-amodu-tijani-oluwa","tag-land-excision-in-lagos-state","tag-land-use-act-of-1978","tag-real-estate-in-lagos"],"yoast_head":"\nWhy every Buyer must understand 'Excision' before paying for Land in Lagos<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.withinnigeria.com\/gist\/2025\/09\/06\/why-every-buyer-must-understand-excision-before-paying-for-land-in-lagos\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Why every Buyer must understand 'Excision' before paying for Land in Lagos\" \/>\n<meta property=\"og:description\" content=\"The Lagos real estate market is a theater of promises. 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