Why Many Are Moving From LAGOS To MOWE/IBAFO

 

•To Buy Land & Build Houses

In the past 5 years, suburban areas near Lagos, such as Mowe, Ibafo, and Magboro, have become popular destinations for real estate investors and average Nigerians who cannot afford properties in Lagos. This region has suddenly emerged as a key area due to the influx of people relocating from Lagos in search of more affordable, convenient, and comfortable housing.

According to the last data from the 2023 National Bureau of Statistics, land transactions in suburban areas increased by 25 percent in the first quarter of the year. And according to recent data from the national Bureau of  Statistics (NBS), the real estate sector experienced a 5.4% growth rate in Q3 2024, indicating a steady recovery post pandemic, and this statistics affects the growth in the suburban areas.

Developers are capitalizing on this trend by focusing their efforts on these outlying regions, constructing a range of properties from affordable apartments to luxurious estates. Notably, areas in Ogun State, particularly the Obafemi Owode and Ado-Odo/Ota local government areas, are among those benefiting from this trend.

In light of the recent demolitions of houses and structures in Lagos State, the Mowe/Ibafo axis has become a primary destination for many victims, including both landlords and tenants whose homes were destroyed.

Several reasons explain why real estate investors and potential homeowners are flocking to this region:

Rapid Urban Growth: Mowe, located approximately 29 km from Lagos, has evolved from a rural settlement into a thriving urban hub. Its strategic location along the Lagos–Ibadan Expressway connects it to major towns like Sagamu and Ibafo, attracting significant real estate development. Many investors feel confident in committing their funds and time to this promising area due to its rapid growth.

Affordability: Land in Mowe and the Mowe-Ofada axis is significantly cheaper than in well-established areas of Lagos. This affordability makes it an attractive option for developers and homebuyers seeking lower entry costs.

Space and Topography: Mowe offers larger, naturally dry parcels of land, which help developers save both time and money on sand-filling and site preparation—requirements that are often necessary in many swampy areas of Lagos, such as Lekki.

Effect of Lagos population: As Lagos continues to expand and become more densely populated, the demand for housing spills over into neighboring Ogun State communities like Mowe, which benefits from proximity to the economic hub.

Perceived Simpler Acquisition: Developers often view the land acquisition process in Mowe as less complex than in Lagos, which is known for rigorous title processing and a multitude of regulations and agencies involved in land administration.

Overall, these factors are contributing to the significant interest in Mowe and the surrounding suburbs as viable alternatives for housing and investment.

RCCG’s Redemption City: The globally influential headquarters of the Redeemed Christian Church of God (RCCG), known as Redemption City, is located nearby. This expansive camp covers over 2,500 hectares and is home to approximately 200,000 residents as of March 2023. It includes houses, banks, schools, hospitals, a power plant, and more, contributing to growth and urbanization in the region.

Key Transportation Improvements: Ogun State has announced plans to construct Compressed Natural Gas (CNG) bus stations along the expressway, including locations at Mowe and Ibafo. This initiative is part of a cleaner, more efficient mass transit system aimed at easing commuter movement, reducing emissions, and promoting sustainable transport.

Strong Real Estate Momentum: The Mowe–Ibafo corridor is currently experiencing a real estate boom. Investors and homebuyers recognize that ongoing infrastructure upgrades, including enhancements to the expressway, are driving land values upward.

The Obafemi Owode Local Government area, which includes Owode, Mowe, and Ibafo, is well-connected by a network of federal and state roads linking it to Sagamu, Ofada, and beyond. Situated at the vibrant Omu Junction, between Mowe and Ibafo in Owode, this area offers more than serene luxury—it is an investment epicenter poised for growth. The robust federal road network provides seamless access to Papa Lantoro, Lafarge Cement Plant, Sagamu, Mowe, the RCCG Redemption Camp, and the bustling Lagos–Ibadan Expressway.

And with Redemption City, a sprawling RCCG enclave of over 200,000 inhabitants, nearby, this corridor is bustling with economic activity ranging from tourism and real estate to services and community engagement.

Another major development on the axis is the upcoming CNG mass transit system and dedicated bus stations signify a leap toward eco-friendly, commuter-friendly transportation, enhancing accessibility and promoting sustainable mobility. Real estate values are already surging, with some land appreciating by over 300% in the last decade. This region is being positioned as the “New Lagos.”

Lagos real estate is fraught with challenges such as land grabbing (known as “omonile practices”), multiple sales of a single plot, government demolition of properties in “illegal” estates (those lacking proper layout approvals), and general bureaucratic hurdles in title processing. These issues create significant risks and uncertainties for investors.

While Mowe may face fewer issues than some areas of Lagos, it is not entirely immune to land disputes. Conflicting claims, unclear boundaries, and sales by unauthorized community representatives can still occur, reflecting concerns prevalent in Ogun State as well. Land-grabbing remains a problem in both Lagos and Ogun.

The Ogun State government has implemented strict regulations and enforcement measures to manage land use effectively. Agencies such as the Ministry of Physical Planning and Urban Development are actively working to shut down illegal developments and private estates that lack the necessary government approvals. Officials emphasize the importance of following the law to prevent the state from deteriorating into a slum.

Additionally, Ogun State has enacted rigorous anti-land grabbing laws similar to those in neighboring states. These laws impose severe penalties, including imprisonment, for illegal land occupation and forceful entry. The government is dedicated to prosecuting offenders, regardless of their status.

In Ogun State, anyone intending to develop or advertise land for sale is required to obtain proper planning and layout permits. Property owners must also secure building permits and Certificates of Occupancy (C of O) to avoid government interference and the risk of having their structures demolished.

Finally, real estate players view the Mowe-Ibafo axis as a more viable and less stressful alternative for navigating the systemic land issues common in Lagos. However, investors must still exercise due diligence to ensure secure land acquisition.

Isaac Abimbade

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