Of the 36 states of Nigeria, not all states are created equal. When it comes to buying lands for investment purposes, the difference between a stagnant asset and a generational wealth builder often comes down to one thing: strategic location.
While some states are grappling with slow growth, others are experiencing an infrastructure boom. New cities are springing up, while offering smart investors a hedge against inflation that no savings account can match.
In this article, you will learn states in Nigeria that give you a good return for your money. Note that when I list these states, I’m not implying that you can buy land in every corner of the state, I will list towns/cities in these states where you can buy land for investment purposes.
Before we go into the details,
What Does it Mean to Buy Land for Investment Purpose?
When you buy land for investment purposes, your primary goal is to make money from that property, either by selling it off some years later or building an income generating asset on the land e.g schools, warehouse, hotels etc. Buying for investment is totally different from buying to build a home.
As you already know, in investments, you have to keep emotions and sentiments aside if you really want to make money. And, you should also be willing to take some risks.
You don’t say, “Ahh, I am from Odumodu state, if the land is not in Odumodu state, I am not buying”. I kid you not, there are states where you will buy land in Nigeria and 15 years later, your land has only added 200,000 Naira from the initial cost price.
Best States to Buy Land for Investment
Now that you understand what buying land for investment purposes entails, let’s move on to the main focus.
In no particular order, here is a list of the best states to buy land for investment in Nigeria.
Lagos
Lagos State does not need any introductions. It is the most economically vibrant and commercially active state in Nigeria, often described as the country’s business heartbeat.
With its rapidly expanding population, better job market compared to other states, and continuous infrastructure development, Lagos remains the top choice for investors looking to buy land with high appreciation potential. Demand for residential, commercial, and mixed-use spaces continues to rise, making land purchase in the state a strategic long-term investment.
The smallest state by landmass with the highest population, and more people trooping in everyday, there is an insane demand for land in Lagos state, thereby driving up the price of land within the state.
Lagos State enjoys massive private-sector investments, strong government infrastructural commitments, and numerous PPP projects. I mean, look at the Dangote refinery, the railway lines, the seaports and various manufacturing firms in the state.
If you have land in Lagos, hold it close to your chest while you acquire more land because the best is yet to come.
Where to buy
- Ibeju-Lekki
- Eti-Osa
- Ikorodu
- Epe
- Ojo
- Badagry
Akwa Ibom
Akwa Ibom State is the best kept secret in the real estate market. For a long time, it has been minting money for smart, early-mover investors who understood its potential long before the rest of the country caught on.
“Ahh ahh, Akwa Ibom? What’s in that state sef?”
Akwa Ibom State is Nigeria’s top oil-producing state, with an output of over 500,000 barrels per day. The state is extremely wealthy; so wealthy that it built a state-funded airport, which was recently upgraded to an international airport. It is also the first state in Nigeria to own a state-owned airline (Ibom Air), recognized nationally for reliability and service quality. The state is also building a world-class Maintenance, Repair and Overhaul (MRO) facility so that airlines can service their aircraft locally instead of taking them overseas for more expensive maintenance checks.
The state also boasts one of the best football stadiums in Nigeria, an impressive road network, and some of the most serene, well-planned urban environments in the country.
But if Akwa Ibom has all these, how come no city in Akwa Ibom is as vibrant as Port Harcourt?
To understand that, you must understand history.
Rivers State was created in 1967 and immediately became a major oil hub. It’s also correct to say that the first commercial oil field in Nigeria was discovered in Rivers state because Oloibiri where the oil was discovered was part of Rivers state at the time. Being the only oil-producing state then, Port Harcourt quickly became the centre of oil money, expatriate activity, oil drilling operations, and early industrial development.
Akwa Ibom, on the other hand, was created much later in 1987, carved out of Cross River State. Its economic fortunes changed dramatically when it won key offshore oil fields and when the Federal Government enforced the 13% derivation formula, which significantly boosted its revenue.
Since then, Akwa Ibom has quietly transformed itself into one of the most financially stable, infrastructurally advanced, and well-governed states in the country.
Of the top four oil-producing states in Nigeria, Akwa Ibom is widely regarded as the best managed. The results are visible: clean cities, reliable infrastructure, and a peaceful atmosphere that attracts both tourists and investors.
Akwa Ibom may be the best kept secret for now, but it won’t stay a secret for long. Investors who enter early will be the ones smiling the most in the next few years.
Where to buy
- Uyo
- Ibiaku Ishiet
- Uruan
Ogun
When you check the map of Nigeria, you will find out that no other state borders Lagos state except Ogun state. Since Lagos is the commercial nerve of Nigeria, with high land prices and congestion, many manufacturers who cannot afford or access sizable land within Lagos are now setting up operations in Ogun state.
What does this mean?
It means Ogun State has become one of the fastest-growing industrial corridors in West Africa. The state hosts several thriving industrial hubs such as Agbara, Mowe, Ibafo, Ota, and Sagamu areas now bustling with factories, real estate developments, and residential estates catering to Lagos workers.
In a recent tweet, the Managing Director of the Nigerian Railway Corporation revealed that the South-Western states of Nigeria, through the South West Development Commission, have revived plans to connect the entire region with a modern rail network.
When this is completed, mobility across the region will increase significantly. People will be able to live comfortably in Ogun State and work in Lagos, while factories will move goods seamlessly from the Lagos ports into Ogun’s industrial zones.
Africa’s richest man, Aliko Dangote, has also indicated interest in building a seaport in the Olokola area of Ogun State. If you know anything about Dangote, you know he doesn’t make empty promises. A functional seaport in Ogun would instantly transform the state into a major logistics and industrial powerhouse.
Beyond manufacturing, Ogun State is already an educational hub in Nigeria. The state hosts numerous federal, state, and private universities, polytechnics, and colleges, with more springing up every year. What does this mean for real estate investors? Constant demand for student housing, staff residences, hostels, retail spaces, and rental apartments.
Ogun State is also a major religious tourism centre. Many of Nigeria’s biggest churches are headquartered there, and they frequently host large programmes that last weeks, drawing millions of worshippers from across Nigeria and around the world. These gatherings create massive demand for hotels, short-let apartments, transportation hubs, and commercial properties.
Where to buy
- Ogijo
- Magboro
- Mowe
- Likosi
- Shimwawa
Abia
Have you been to Abia State recently? Everywhere is a construction zone, roads are being built, public infrastructures are being upgraded. From the ongoing transformation of major road networks to improvements in commercial districts and government facilities, the state is experiencing a level of development momentum that property investors should no longer ignore.
During the time Nigeria had regional governments, Abia State was the industrial hub of the Eastern region of Nigeria. Due to lack of infrastructure, a lot of these industries closed down and relocated.
In 2024, Abia State completed and launched its geometric power generation plant (construction began in 2008), making it the first state in Nigeria to own and operate a fully integrated independent power utility; one that combines electricity generation with its own dedicated distribution network. This pioneering 141MW (expandable to 188MW) gas-fired facility, developed by Geometric Power Aba Limited, supplies reliable power directly to nine local government areas in the Aba commercial hub, bypassing many national grid challenges and marking Nigeria’s first vertically integrated embedded power project of its kind.
Fortunately, the current governor of Abia State is big on infrastructure development and economic revitalization. Stable electricity supply and improved road networks are a prerequisite for industrial growth, and the government has been firm in pushing policies that attract private sector participation, and make the state more investor-friendly.
As a result, the factories are returning, and people are relocating to Aba, rekindling its reputation as a buzzing commercial centre. This resurgence of industry is increasing the demand for residential estates, workers’ housing, commercial properties, and land for light industrial use.
There are many projects underway: an airport at Isiala Ngwa Local Government Area is progressing, promising to improve air connectivity and business travel.
In addition, the state government, in partnership with HSI Energies Limited, is building a 10,000 BPD (barrels per day) refinery at Owaza, an ambitious project that will further strengthen Abia’s energy and industrial base. A railway line linking Abia to Akwa Ibom is also in the pipeline, which will open up new transport corridors for goods and people.
This and many more projects are reshaping Abia into a new frontier for economic growth and property investment. Abia is entering a new growth cycle, making this the ideal time to buy land before prices surge.
Where to buy
- Aba
- Umuahia
Oyo
Somehow, a lot of people who are tired of the high cost of living and congestion in Lagos often skip Ogun State entirely and prefer to live in Ibadan, Oyo State. This is because Ibadan offers a calmer environment, more spacious neighborhoods, and far more affordable housing, without being too far from Lagos for business or work.
Through the Ibadan express way, you can get to Lagos from Ibadan within 2 hours. There is also a modern railway line connecting Lagos to Ibadan, making the commute even more convenient for workers and business owners who need to move between both cities frequently.
Ibadan in Oyo State is the third most populated city in Nigeria with over 3.6 million people, and this growing population continues to drive demand for residential estates, commercial developments, and land investment opportunities. With its blend of affordability and easy accessibility to Lagos, the commercial nerve, Ibadan has become a natural magnet for individuals and investors seeking long-term value and stability.
Where to buy
- Ibadan
Abuja
Abuja remains one of the most organized and fast-growing cities in Nigeria, a place where development is carefully planned. As the Federal Capital Territory, Abuja enjoys consistent government attention, making it one of the safest and most stable real estate markets in the country.
Everywhere you look, the city is expanding. New districts are being opened, old ones are being upgraded, and massive infrastructure projects are reshaping the entire FCT.
Because Abuja is the seat of government, it attracts people from every part of Nigeria; civil servants, politicians, foreign investors, diplomats, corporate executives, and entrepreneurs. This constant inflow of high-demand residents creates a steady, reliable, and upward-moving property market.
What does this mean for investors?
It means Abuja is one of the few places in Nigeria where land value rarely drops. Instead, it appreciates as each district becomes more developed. The city’s well-planned road networks, expanding transportation systems, improved security, and strict urban regulations make land investment both safe and profitable.
Whether you’re considering land banking, residential development, commercial properties, or long-term wealth creation, Abuja offers one of the strongest and most predictable returns on investment in Nigeria today.
Where to buy
- Gwagwalada
- Asokoro
- Guzape
- Lokogoma
Rivers
Rivers State is one of Nigeria’s most powerful economic hubs, driven largely by its position as the energy capital of the nation. With Port Harcourt at its center, the state attracts oil companies, service firms, logistics providers, and thousands of professionals from across Nigeria and beyond. This constant economic activity continues to fuel demand for land, housing, and commercial development.
Over the past few years, Rivers State has witnessed an impressive wave of infrastructural upgrades. New flyovers, rehabilitated roads, expanded commercial districts, and urban renewal projects are transforming Port Harcourt and its surrounding areas. These improvements are increasing accessibility, easing traffic flow, and opening up new neighborhoods for residential and business growth.
The state’s seaports, oil and gas facilities, and its role as a major gateway for imports and exports also make it a thriving environment for industrial and commercial land investment.
Where to buy
- Port Harcourt
- Oyigbo
Anambra
Anambra State is currently the most industrialised state among the states in the old Eastern Region (current-day South East and some parts of the South South). With industries like the Nnewi automobile and manufacturing clusters, Innoson Vehicle Manufacturing, Cutix Cables, Chicason Group, and countless medium- to large-scale factories, the state has built a solid reputation as the industrial engine of the region.
It is also home to Onitsha, one of the largest commercial cities in West Africa. Onitsha Main Market alone attracts traders and buyers from across Nigeria and neighboring countries, driving massive economic activity daily. Surrounding markets, commercial hubs, transport terminals, and warehousing districts make the city a powerful magnet for business and real estate development.
All of this industrial and commercial momentum means that land in Anambra continues to appreciate rapidly, especially in areas like Awka, Nnewi, Onitsha outskirts, Oyi, and emerging suburban communities.
Where to buy
- Onitsha
- Awka
- Nnewi
Conclusion
Where should your next land investment be? Well, it depends on how much you are willing to invest and how long you intend to hold the property.
For high-capital investment and shorter holding periods (5–7 years), consider Lagos and Abuja. For long-term investment (7 years and above), consider Akwa Ibom, Ogun, or Abia States, where entry prices are still relatively affordable and the potential for appreciation is significant as infrastructure and development continue to expand.
If you want to buy in Lagos or Abuja but cannot afford the high entry cost, you can form a group, pull funds together, and invest collectively. This approach allows you to access premium locations, share risk, and benefit from appreciation that would otherwise be out of reach as an individual investor.
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