All land titles is being issue by Minister of FCT as the leader of the Federal Ministry of FCT, as we all know there is no Governor in FCT Abuja.
Which can be under FCT Minister delegated responsibility
Land in Abuja is a great asset. The FCT occupies about 8000 square kilometres, while the Central Business District in FCT covers about 250 square kilometers of this. From the city centre to the satellite towns and other parts of FCT; Land is an asset worth owning.
Land in Abuja has been appreciating greatly in value since the 90’s to date. Some plots of Land in Abuja have appreciated about 3 to 5 times their initial value in the past 5 years.
Real Estate in Abuja is therefore a booming business and one that hold much opportunities. This trend will continue in the years to come as the forces of demand and supply continues to push the prices of land and properties in Abuja high.
The demand for land in the FCT continues to increase as more people and business move to Abuja. Since officially becoming the capital of Nigeria in 1991, most ministries have moved from Lagos to Abuja. Even several private firms are striving to have a presence in Abuja given the central role the federal government plays in the economy.
LAND ADMINISTRATION IN ABUJA
– Things you need to know
The Land Use Act (LUA) Cap.202 (Laws of the Federation of Nigeria), 1990, governs all land in Nigeria (including the FCT). The law vests all land comprised in the territory of each State (except land vested in the Federal Government or its agencies) solely in the Governor of the State, who holds the land in trust for the use and common benefit of all Nigerians.
The FCT Act vests all the 8000sq. km. of the FCT landmass in the Federal Government. That means the powers to administer land in the FCT are powers of the President (who may delegate his powers to the F.C.T. Minister).
The common titles of land in Federal Capital Territory (FCT) Abuja are Certificate of Occupancy, Right of Occupancy, ( R of O), Statutory R of O. There is no R of O and Statutory R of O in Lagos State. Likewise the terms excision in process, Excision and Gazette are not what you will hear in Abuja real estate industry.
RIGHT OF OCCUPANCY ( R OF O)
This is the right granted to an individual or corporate organization over a plot or parcel of land in an approved government layout. The right is for a period. Normally, a maximum of 99 years lease is granted for residential purpose, while other uses range from 35 to 70 years depending on the value of improvements.
The right granted is the right to use the land for a period of time stipulated in the offer. Upon expiration of the lease period, the land and the improvement on it revert to Government.
It is expected that a holder of a right of occupancy might have enjoyed whatever investment he might have made on the plot of land at the expiration of the lease period (i.e. 35, 40, 50, 60, 70 or 99 years as the case may be.) There is however a provision for a re-grant. A holder may upon expiration of the initial grant/ lease term apply for a re-grant, of the Right of Occupancy and the Government has discretion in considering such applications
CERTIFICATE OF OCCUPANCY ( C OF O)
A Certificate of Occupancy is an instrument prepared at the Land Registry, signed by the Minister (the Governor, in the case of any state of the Federation), registered in the Land Registry and given to the holder of a Right of Occupancy in evidence of a grant. The Land Use Act made provision for the issuance of a C of O over every grant.
It is the process of certification and capturing genuine land data, which necessitated changing the hard copy of the C of O. It is an exercise embarked upon by the FCT Administration in order to issue new and more secured Certificates of Occupancy evidencing each and every grant within the FCT. A title document or statutory Right of Occupancy can be revoked for overriding Public interest. It can be revoked on the account of contravention of any or all of the terms of the right of occupancy. A right of occupancy could also be liable for revocation for failure or neglect on the part of the Allottee to pay and obtain the new certificate of occupancy.
Let talk briefly about Ground rate, Tenement and Premium
Ground rent is a charge paid to Government for the use of the land. It is payable annually based on an approved rate. It is subject to periodic revision within the term of the lease. This is also being collected in Lagos State. Although most people don’t pay at the moment.
It is a tax charge on a rented property and payable to a local council for services rendered by that council. It has to be a developed property and in full occupation by either a tenant or the owner of the property. In other words the charges are not normally imposed on unoccupied property. This is also been collected in Lagos State and some other states. But most people don’t pay even in Abuja except those in Central Business Area.
It is an amount of rent paid at the commencement of tenancy on Land before the issuance of a C of O. NOTE: it is only paid before the issuance of C of O.
DEVELOPMENT LEVY (DEV LEVY)
It is a charge paid to government over a plot of land for a particular purpose. In the FCT it is paid before the issuance of a C of O along with other bills known as initial bill. The FCT imposed the Development Levy in the year 2000 and the money is intended to be used for the provision of infrastructures, particularly in areas of the City that are yet to have such facilities.
This one of the reasons you see more tarred roads and better roads in Abuja. If you have been to Abuja before you will attest to this. You can see reasons anybody buying a land or investing in properties in Abuja with existing C of O as title should be celebrating.
Now pay good attention.
In FCT Abuja, almost every land has been earmarked for a particular housing type. I mean as you are buying a land there is specific type of house you must build on it depending on the area.
E.g you will see an advert like this:
500sqm plot at Lugbe – 4 bedroom duplex. Price N6m. It is the land that is selling for N6m not the house. But is 4 bedroom duplex government expect you to build on it. You can buy the land for investment and resell later for good return on your investment. But whoever will later build on it must build 4 bedroom duplex. Some times there might be a specific prototype but most areas you are allowed to build any design you want, but must be 4 bedroom duplex. This is one of the reasons Abuja is beautiful
There are also areas where you have to build within certain years. It means if your buy the land for investment you have to resell before the number of years given elapsed. Although sometimes government overlook this, especially in a place that is still developing. This is another policy that is helping Abuja to develop very fast. There are few areas within FCT where government has not given deadline for starting or completion of buildings. In Such areas, you can still find a plot of land going for N400k in a proposed estate. Which makes it good for Land banking (Buying to hold for long so it appreciate well before you sell). Maraba/Mararaba, New Karu, Masaka, One man Village, Goshen city area are not part of FCT but they are in Nassarawa State. They are just close to FCT. So you see people working in FCT also living there. For some years till now there used to be daily traffic jam from these Nassarrawa areas close to FCT. The Nassarawa state government needs to expand that road or better still create alternative big roads. But you will rarely see such kind of traffic jam in areas and communities within FCT. Because FCT is spending money on her roads and opening up more roads on a regular basis.
The Road from Abuja to Nassarawa State is called Abuja – Keffi road/expressway. Keffi is in Nassarrawa State
CENTRAL BUSINESS DISTRICT (CBD) also called Central Business Area is the core business area in Abuja.
It is in the phase 1 development plan of the Federal Capital Territory. The CBD is location at the centre of Abuja phase 1 with Garki on the south, Maitama on the north, Wuse on the west and Asokoro on the east.
The major roads in Central Business Area of Abuja include; Independence Avenue, Constitution Avenue, Herbert Macaulay Way, Mohammadu Buhari Way, Ahmadu Bello Way, Tafawa Belewa Way and Olusegun Obasanjo Way.
Major places in Central Business Area, Abuja.
Three arms zone
National Christian Centre
Ministry of Finance
Ministry of Foreign Affairs
Silver Bird Cinema
Diamond Bank Regional Office
Unity Bank Head office
Shehu Musa Yaradua Centre
Arts and Craft Village
Ship House (Min of defence)
FBN Abuja Main branch
See pictures of some parts of Central Business Area in Abuja
THE 6 LOCAL COUNCILS OF FCT
FCT territory is currently made up of 6 local councils, comprising the City of Abuja and 5 Local Government Areas. Which are:
Locations like Maitama, Asokoro are just like the Banana Island Ikoyi and Victoria Island in Lagos state where you can find a plot of land selling for N300m.
ABUJA DISTRICTS AND PHASE DEVELOPMENT
Abuja Districts – The Federal Capital Territory is divided into districts, and the districts are grouped into development phases; There are phase 1, phase 2, phase 3 and phase 4. Each phase is divided into districts and cadestral zones.
Most districts in Phase 1 and phase 2 are highly developed with infrastructure in place. Some districts in phase 3 and phase 4 are also developed while others are still being developed. Most people in FCT Abuja don’t use the terms Phases. But Government see them as Phases for the purpose of development.
All the districts in this phase with exception of Guzape are fully developed with infrastructure in place, the districts include;
Asokoro District (Cadastral Zone A04)
Central Business District(Cadastral Zone A00)
Garki 1 District(Cadastral Zone A01)
Garki II District (Cadastral Zone A03)
(Cadastral Zone A09)
Maitama District (Cadastral Zone A05 and A06)
Wuse District (Cadastral Zone A03)
Wuse II District (Cadastral Zone A07 and A08)
This is where the money bags of Abuja live. They can have other houses and lands in other districts of FCT for investment purpose and rental value. Likewise is where most big companies and Federal ministries in FCT are located. The Abuja International Housing Exhibition here in July was held in Central Business Area, precisely in International Conference Centre (ICC).
Most districts in phase 2 are highly developed and others are being developed, they include;
Katampe (& Katampe Ext)
Utako is where the major garage in FCT Abuja is located. You will always see people travelling by roads boarding from Utako.
Districts in this phase include;
Most districts in phase 4 are still being developed, they include;
FAST DEVELOPING DISTRICTS…
These districts have attracted some development and many people who work in the FCT live in these districts and many people are fast building their houses here now. These include;
LUGBE, FCT ABUJA
Lugbe is one of the popular fast developing area/district in Abuja. It is in the Abuja Municipal Area Council (AMAC). It is largely residential and well populated. Lugbe is about 17 minutes drive from the Central Business District of Abuja and 13 minutes drive to the Abuja International Airport (Nnamdi Azikwe International Airport). It is along the airport road. Lugbe is divided into five districts namely Lugbe south, Lugbe north, Lugbe central, Lugbe west, Lugbe east.
Lugbe proximity to the Central Business Area/District and also to the Abuja International airport has brought it into lime light and attracted significant development to the area. The area is developing very fast and is highly viable area to invest in real estate. This is one of the best places to get very high return on investment. Many investors in real estate take advantage of Lugbe’s 17mins proximity to CBD and secure lands and houses in here.
The Airport road has more traffic (around Lugbe area) in the early hours of the morning between 6.00am to 10.00am and 4.00pm to 8.30pm on the lanes from Lugbe to Central Business Area and Central Business Area to Lugbe respectively. During these periods of heavy traffic the journey to or from Lugbe to city centre could take up to 30 minutes. Now the Expressway was recently expanded from 4 lanes to 10 lanes.
LANDMARKS IN LUGBE INCLUDE….
National Space Development and Research Agency
Voice of Nigeria Transmission Station
PLACES NEAR LUGBE
Lugbe is mainly a residential area and has a number of housing estates, some already completed and occupied and many others still under construction.
This discussion will not be complete without exposing one of the Biggest real estate project in Nigeria, the Centenary City Abuja.
Centenary City Abuja was conceived few years ago to celebrate Nigeria’s 100 years anniversary in 2014. The developer of this awesome Real Estate Project is based in Dubai, United Arab Emirates, and Centenary City is inspired by the beauty, miracle and magic of Dubai. Please aspire to own a property close to the Centenary City. Because estates properties close the Centenary City are going to appreciate very high
Arguably the most awesome Real Estate project this country has ever known. Eko Atlantic City in Victoria Island Lagos should be second to the Centenary City Abuja.
Centenary City Abuja : 10 Quick Facts
- Established in 2014 to celebrate 100 years of Nigeria’s existence. Recall that the Northern and Southern Protectorate was amalgamated in 1914 by Lord Lugard.
- Senator Pius Anyim, the then Secretary of the Federal Government, during President Goodluck Ebele Jonathan (GEJ) administration, led that initiative.
- Centenary City Abuja project was stalled for about 4 years, due to unwarranted politics and interference from few powerful “cabals,” after a change of administration, from Peoples Democratic Party (PDP) to All Progressives Congress (APC).
- Centenary Abuja later underwent 6 EFCC investigations, 1 ICPC investigation, 1 House of Representatives hearing, and 1 House of Senate hearing. In all these scenarios, it was concluded unequivocally that Centenary City Abuja went through Due Process , thereafter, given the green light by Aso Rock to proceed.
- Alhaji Baba Alhassan Dantata is a “Business Engineer, ” and a man of integrity who played a key role in reviving the Centenary City Abuja project. His passion to help the low to medium socio-economic class and make affordable housing a reality for them made him advocate for their inclusion in the Centenary City Abuja project. Consequently housing projects that can accommodate such groups have been approved, and named Buhari Towers. He is also bringing his passion for Polo to Centenary City Abuja. The Managing Director/Chief Executive Officer of Centenary City Abuja is Dr. Ike Michael Odenigwe. He is a gentleman, and business genius who has managed investments worth hundreds of millions of US Dollars. Little wonder why he was chosen to manage this project. You may wish to read up his profile below, as reported by Bloomberg, a reputable organization: https://www.bloomberg.com/research/stocks/private/person.asp?personId=28815056&privcapId=111713802&previousCapId=111713802&previousTitle=PML%20Holdings
- President Mohamadu Buhari (PMB) issued a directive for Centenary City Abuja project to commence full force, after all the above investigations were concluded. Centenary City Abuja’s endorsement by PMB currently remains the highest level of endorsement by any politician in Nigeria today, and the title on the over 1,264 hectares of land is Certificate of Occupancy (C of O). So any investor in the Centenary City Abuja project should be assured of safe and excellent return on investment (ROI).
- FRONT RANGE is the Developer if Centenary City Abuja. Led by Jaimal Shergill, the Managing Director, this is a United Arab Emirates (UAE) Real Estate Investment company that has invested over US$40,000,000 so far. They are totally committed in recreating the beauty and magic of Dubai, here in Abuja. And the contract they signed with Centenary City PLC is that they will not only develop the project, they will also manage it to ensure it maintains the UAE standard.
- Centenary City Abuja is an Economic Free Zone, and regulated by the Nigeria Export Processing Zone Authority (NEPZA) which regulates all Free Zones, including the LEKKI FREE TRADE ZONE. So it is not under the jurisdiction of the Federal Capital Territory (FCT) Abuja. This is extremely significant to avoid political manipulation, and ensure security of investors funds. Another signifance is that companies whose headquarters are domiciled at the Centenary City Abuja are exempted from taxation. Read more ‘ published by October 25, 2018.
- The Chairman, Board of Trustees, Centenary City PLC is a Retired General and former Head of State of the Federal Republic of Nigeria, in the person of General Abdusalam Abubakar. He along with other credible Nigerians sit on the Board of Centenary City Abuja. You can, therefore, count on the safety of your investment under Board oversight by a Retired General.
- Centenary City Abuja is a 10-12 year plan currently gaining investment traction worldwide. It promises to be the foremost Real Estate project Nigeria, and perhaps Africa, will ever realize.
So take this great opportunity of investing in some estates within the neighborhood of Centenary City, Abuja International airport and Central Business Area seriously.
A LITTLE ABOUT KUJE, a good Real Estate investment destination in Abuja.
Kuje is located about 40 km southwest of Abuja, is a local government area of the Federal Capital Territory. Because of its close proximity to the Central Business District, the town has seen a large expansion in housing in recent times. It is 34 minutes drive from the Central Business District in Abuja. Kuje is just 21 minutes drive from the Abuja Airport (Nnamdi Azikwe International Airport).
Kuje has a long network of tarred roads. It is in the neighborhood of the centenary city.
It has a popular busy market, there are also a range of roadside stores offering a wide range of products. The Kuje central market is popular in Kuje local government area, it is a colorful market and a great place to shop.
Many petrol filling stations are in Kuje including schools e.g. Government Secondary School, Kuje Science Primary School, Nigeria-Ghana International College, Capital Science Academy, and Aflon Digital Academy.
Few of the landmarks in Kuje include Kuje General Hospital, Abuja Film Village, Immigration office, Police Station.
There are 3 military check points along Kuje road with the community.
How to locate Kuje
The distance from Nnamdi Azikiwe International Airport to Kuje is approximately 19.0 km (21 minutes) via Ring Road. The major means of transportation in Kuje are taxis, motorcycles and buses.
Top Restaurants in Kuje are notable for serving mouth watering dishes at affordable prices to their guests.