Lagos State Declares 176 Estates Illegal: What You Should Know About Your Estate In Lagos

The Lagos State Government has declared 176 estate developments across Eti-Osa, Ajah, Ibeju-Lekki, and other areas of the state illegal due to their failure to secure the mandatory layout approvals required for such projects.

This was made known in a statement released on Monday by the Ministry of Physical Planning and Urban Development.

In the statement, the government issued a 21-day deadline to developers, urging them to initiate the process of regularising their documentation or risk facing strict sanctions. The ministry accused the estate developers of breaching planning regulations by neglecting to obtain proper layout approvals, which are compulsory under state law.

“The Lagos State Government has identified 176 illegal estate developments, predominantly located in the Eti-Osa, Ajah, Ibeju-Lekki, and Epe axis of the state, and has given them a 21-day ultimatum to process their layout approvals.

“These estates, deemed illegal due to their failure to obtain layout approvals from the Ministry of Physical Planning and Urban Development, were listed in a document published by the Ministry on Monday,” the statement partly read.

Permanent Secretary of the Office of Physical Planning, Oluwole Sotire, emphasised that the affected estates were in violation of the state’s sustainable development goals and contravened the T.H.E.M.E.S+ Agenda principles. He also cautioned that the ministry would no longer condone unapproved developments that disrupt Lagos State’s comprehensive planning objectives.

Some of the identified estates include Adron Homes in Elerangbe, Aina Gold Estate in Okun-Folu, Diamond Estate in Eputu, Prime Water View Garden in Ikate-Elegushi, and Royal View Estate in Ikota, among others.

What Makes An Estate Illegal?

An estate in Lagos, Nigeria, is considered illegal if it fails to meet certain regulatory, legal, and planning requirements as outlined by the Lagos State Government particularly by the Ministry of Physical Planning and Urban Developmentand agencies like LASPPPA (Lagos State Physical Planning Permit Authority).

Here are the key factors that make an estate illegal in Lagos:

Lack Of Layout Approval

This is the most common reason.
Every estate must obtain a layout approval (also called a planning or building permit) from LASPPPA beforedevelopment begins. Without this, the estate is considered unauthorized and illegal.

Violation Of Lagos State Urban And Regional Planning Laws

The Lagos State Urban and Regional Planning and Development Law requires all developments to follow specific zoning, land use, and environmental guidelines. Building or allocating plots outside these laws results in illegality.

Development On Unapproved Or Government-Restricted Land

If an estate is built on floodplains, wetlands, setbacks (e.g. pipeline corridors) or government-acquired land, it’s illegal even if physically developed.
Some developers sell lands under power lines, within drainage paths, or close to expressways, which violates state planning standards.

Failure To Conduct Proper Site Documentation

No survey plan, topographical map, or environmental impact assessment (EIA) submitted.
No title documents or approved plans from relevant agencies.

Selling Or Allocating Land Without Regulatory Oversight

Developers who sell or allocate land without first registering the estate or getting government approval are operating illegally. Even with a private agreement, the estate can be demolished if it lacks proper approvals.

Misrepresentation Or Fraudulent Claims

Estates that falsely claim to have government approvals or mislead buyers about infrastructure, C of O, or accessibility can be blacklisted or shut down.

Encroachment On Community Or Family Land Without Consent

Some estates are developed on land under dispute or without proper acquisition from families or communities.

What Makes An Estate Legal?

Layout approval, also known as a building permit or planning permit, is the legal authorisation issued by the Lagos State Physical Planning Permit Authority (LASPPPA). It certifies that an estate owner’s construction project complies with the state’s planning, zoning, and safety regulations before any building work can commence.

This approval process ensures that all developments adhere to the provisions of the Lagos State Urban and Regional Planning and Development Law, helping to prevent unauthorised construction. According to information published on the LASPPPA website, it takes approximately 28 days for applications to be processed and approved after final screening and payment of the permit processing fee.

The documents required for this process include:

• Architectural drawing
• Structural drawing
• Electrical drawing (where applicable)
• Mechanical drawing (where applicable)

According to the spokesperson for the Ministry, Mr. Sanusi, the full list of requirements for layout approval includes:

1. An application letter addressed to the Commissioner by a town planning consultant
2. One copy of the original perimeter survey plan
3. A geo-referenced layout plan on a topographic map prepared, stamped, signed, and sealed by a registered town planner
4. A contour map with intervals no less than 3 meters
5. A topographic map showing spot heights
6. A 3D contour map
7. A location plan
8. A soft copy of the layout plan and a physical planning technical report
9. A subsoil investigation report
10. Title documents
11. Engineering details
12. Aerial drone footage of the project site
13. Payment of the registration fee and the statutory assessment fee