Introduction
In Nigeria, the question of who owns what land has broken friendships, fueled decades-long court battles, and discouraged countless investors. In Abuja’s rapidly expanding satellite towns or Lagos’ bustling districts, stories of double sales, missing deeds, and disputed boundaries are all too common. For a nation blessed with vast land resources and a booming urban population, such chaos is an irony too costly to ignore.
Fortunately, there is a proven solution one that developed nations have embraced for decades: a robust, transparent Land Registry powered by a modern Geographic Information System (GIS). Together, these tools can clean up opaque land records, end multiple allocations, and inject trust into Nigeria’s property market. Nowhere is this transformation more urgent than in Abuja and Lagos, the country’s economic powerhouses.
Background and Current Challenges
For decades, Nigeria’s land ownership system has operated under a fog of paperwork and discretion. Records lie in dusty files across government offices, while families cling to old survey plans and yellowing Certificates of Occupancy (C of O). Yet, these documents often crumble under legal scrutiny.
In Lagos, explosive urbanization has outpaced record-keeping, leaving gaps for fraudsters. Entire neighborhoods have witnessed buyers discover too late that their “dream plot” was sold multiple times.
Abuja, though built as a model city, faces similar issues on its outskirts. Overlapping claims, encroachments, and informal settlements remain widespread. The Abuja Geographic Information System (AGIS), launched two decades ago, was a breakthrough but has since struggled to keep up with rising demand.
The toll is heavy: clogged courts, wary investors, unreliable urban planning, and billions lost in uncollected taxes and fees.
Understanding Land Registry and Geographic Information Systems
A Land Registry is the official record of land ownership, documenting boundaries, ownership history, mortgages, and restrictions. Ideally, these records are digital, updated in real time, and easily accessible for verification.
A Geographic Information System (GIS) adds visual intelligence by layering maps, satellite images, and survey data to reveal land use, infrastructure, zoning rules, and environmental factors.
When combined, a digitized Land Registry and GIS create a living, verifiable footprint for each parcel—making land administration transparent and reliable.
Benefits of Digitized Land Registry and GIS
1. Transparency and Reduced Corruption
Digitization reduces human interference, curbing fraud, forgery, and illegal allocations. In Lagos, it could weaken the infamous omo-onile (land tout) problem, as indisputable records would expose false claims.
2. Faster Transactions and Dispute Resolution
Instead of weeks of manual searches, buyers could confirm ownership status online. This accelerates mortgages, building permits, and project financing. In Abuja, digitized zones under AGIS already inspire greater buyer confidence.
3. Better Urban Planning and Sustainable Development
GIS tools help planners avoid flood-prone areas, protect green spaces, and expand cities sustainably. For flood-prone Lagos, GIS-driven planning is not optional—it’s survival.
4. Economic Growth and Investor Confidence
Secure, verifiable land titles raise property values, encourage investment, and provide banks with reliable collateral. For Abuja’s new districts and Lagos’ estates, this trust is priceless.
5. Increased Government Revenue
With GIS mapping, states can identify taxable properties, assess fair rates, and reduce revenue leakage. This creates funds for infrastructure and social services, fueling a cycle of growth.
Current Initiatives in Abuja and Lagos
Nigeria has made notable progress:
Abuja (AGIS): Established in 2004, AGIS digitized thousands of C of Os and mapped urban districts. Despite server downtimes and bureaucracy, it remains a pioneering model.
Lagos: The State Lands Bureau is digitizing records through its Electronic Document Management System (EDMS). Applicants can now track C of O processes online, while World Bank–supported pilots are mapping informal settlements.
Private Sector: Startups and surveying firms offer drone mapping, mobile land verification apps, and blockchain-inspired title storage—signs of a growing ecosystem.
Challenges to Implementation
Despite progress, obstacles persist:
Funding: Digitizing millions of parcels and maintaining infrastructure requires sustained investment.
Data Conflicts: Old paper records often clash with real boundaries during digitization.
Inter-agency Rivalry: Poor data sharing slows reforms.
Public Trust: Many landowners remain wary of digital platforms.
Resistance from Power Brokers: Informal actors benefit from opaque systems and resist change.
Capacity Gaps: Surveyors, registry staff, and local leaders need ongoing training.
Recommendations and the Way Forward
To unlock the full potential of Land Registry and GIS, Nigeria should pursue:
Nationwide Scale-Up: Standardize frameworks across states, including rural areas.
Public-Private Partnerships: Leverage technology firms for affordable, innovative solutions.
Awareness Campaigns: Use local languages and community outreach to build trust.
Capacity Building: Train professionals and registry officials continuously.
Legislative Support: Enact laws that make digital records legally binding.
Cybersecurity: Protect data integrity and citizens’ privacy.
Conclusion
Nigeria stands at the brink of a real estate revolution. With swelling urban populations and rising land demand, the country cannot afford chaotic land governance. A modern Land Registry, integrated with GIS, is more than a technical fix—it is a lifeline for resilient cities, secure property rights, and untapped economic wealth.
Abuja and Lagos have shown that progress is possible. Their experiences should guide other states to adopt similar reforms. The task now lies with policymakers, professionals, and citizens to demand a future where every parcel of land has a clear, secure, and accessible record.
A future where disputes no longer divide families.
A future where property rights are protected—on paper, on the map, and in reality.
ESV Nwofor Emmanuel Chukwudi
Estate Surveyor & Valuer, Urban Development Advocate
