Buying a new-build property in Lagos is different from purchasing an older home. Depending on the project stage, you may be considering a completed property, a home nearing completion, or a unit within an ongoing development.
A new build property in Lagos can offer modern layouts, newer installations and the opportunity to purchase within a newly developed residential environment. However, being new does not remove the need for proper due diligence.
Before making a financial commitment, a buyer should understand the developer, the property documentation, the development approvals, the construction stage and the terms of the transaction.
This guide explains the main areas to consider.
Important: This article provides general property information only. Buyers should obtain independent legal, surveying, financial or technical advice where appropriate.
1. Understand What “New-Build” Means in the Transaction
First, establish the actual stage of the property you are considering.
A new-build home may be:
- already completed;
- under construction;
- approaching completion;
- being sold before construction is finished; or
- part of a larger development being completed in phases.
These situations are not identical. Therefore, the information you need from the developer may differ depending on the construction stage.
For example, a completed home can usually be inspected in its finished state. By contrast, an ongoing development may require you to rely partly on approved plans, specifications, construction updates and contractual commitments.
Before proceeding, ask the developer to state the current project status clearly.
Where possible, arrange a physical inspection as well.
2. Verify the Developer
Next, establish who is actually developing and selling the property.
A professional website, attractive architectural renders or social media presence should not replace basic verification.
Confirm the developer’s:
- legal or registered business name;
- official contact information;
- relationship to the development;
- authorized representatives;
- official payment channels; and
- transaction documentation.
In addition, make sure that any person communicating with you has the authority to represent the company.
Payment instructions deserve particular attention. If account details suddenly change during a transaction, verify the new information through an independent official channel before transferring money.
This simple precaution can reduce the risk of sending funds to an unauthorized person.
3. Review the Property’s Title Documentation
Although the property may be newly built, the land beneath it still has a legal history.
For that reason, title due diligence remains important.
Ask the developer to identify the title or interest under which the land is held. Then have the relevant documents reviewed by an appropriately qualified property lawyer.
Depending on the particular property and its history, documentation may involve instruments such as:
- a Certificate of Occupancy;
- Governor’s Consent;
- a deed or conveyance;
- a land certificate; or
- other recognized evidence of title.
The exact document required is not identical for every property.
In addition, Lagos State planning regulations require evidence of title as part of the development-permit process, alongside other documentation. EPP Lagos State
Consequently, buyers should avoid assuming that asking only, “Does this property have a C of O?” is sufficient due diligence.
A more useful question is:
What is the property’s title history, and what documents support the developer’s current interest?
4. Check the Survey Information
A survey plan helps identify the physical parcel of land involved.
Therefore, it should correspond with the property being offered.
Among other things, survey information can help identify the location, dimensions and boundaries of the relevant land.
Where necessary, a qualified surveyor can help confirm whether the property on the ground corresponds with the survey documentation.
This step is particularly important because attractive building plans do not establish the boundaries or identity of the underlying land.
5. Confirm That the Development Has the Appropriate Planning Permit
Land title and planning approval address different issues.
A person may have an interest in land, but that does not automatically mean every proposed building design has been approved for construction.
Therefore, ask about the planning permit applicable to the development.
Lagos building-control regulations require a Planning Permit among the documents submitted before construction begins. They also refer to approved architectural, mechanical, electrical and structural designs as part of the construction-control process. EPP Lagos State
As a result, buyers considering an ongoing new-build development should understand whether the project is being constructed in accordance with the applicable approved documentation.
6. Understand the Building-Control Process
Planning approval is not necessarily the final regulatory step.
After obtaining the appropriate development permit, building control continues during construction.
LASBCA states that developers should contact the agency before commencing new development or building construction work. The agency also carries out inspections and certification at different stages of construction. LASBCA
In addition, LASBCA’s Inspectorate and Quality Control department lists several relevant functions, including authorization to commence construction, stage inspections and certification, and the issuance of Certificates of Completion and Fitness for Habitation/Use. LASBCA
Therefore, for an ongoing development, it is reasonable to ask the developer about the applicable building-control process.
7. Know Exactly What You Are Buying
Once the documentation has been considered, focus on the actual property specification.
Marketing terms such as “luxury,” “premium” or “modern” can mean different things to different people.
Instead, identify the property’s measurable characteristics.
For example, confirm:
- the number of bedrooms;
- whether a BQ is included;
- the building type;
- parking provision;
- internal and external spaces;
- fixtures and fittings;
- shared facilities;
- utility provisions; and
- any estate infrastructure included in the development.
If a particular feature strongly influences your buying decision, make sure it forms part of the appropriate transaction documentation.
Do not rely solely on promotional materials.
8. Review the Property Specification Carefully
The specification becomes especially important when buying before completion.
At that stage, some finishes may not yet be physically available for inspection.
Therefore, ask what materials, fittings and installations the developer intends to provide.
Depending on the development, the specification may cover:
- flooring;
- doors and windows;
- kitchen fittings;
- sanitary fittings;
- electrical points;
- water-heating systems;
- air-conditioning provisions;
- power arrangements;
- security installations;
- water systems; and
- other building services.
In addition, establish whether buyers can request changes or whether the specifications are fixed.
Clear written specifications reduce uncertainty later.
9. Understand the Difference Between Renders and Actual Project Images
Architectural renders are useful.
They can help buyers understand the intended design, landscaping, building form and overall appearance of a proposed development.
However, a render is a visual representation of an intended design. It is not the same thing as a photograph of completed construction.
Therefore, buyers should distinguish between:
architectural imagery, construction photographs, and completed-property photographs.
If a project is still under construction, ask for recent progress images.
Better still, arrange an inspection where possible.
For example, Imperial Group’s Wonder Court in Mende, Maryland currently has published exterior and interior project imagery available on its dedicated project page and gallery.
10. Ask About the Current Construction Stage
For an ongoing development, buyers should seek specific information rather than vague assurances.
Useful questions include:
- What stage has construction reached?
- Which parts of the development are complete?
- What work is currently ongoing?
- What remains outstanding?
- Can buyers inspect the site?
- Are construction updates published?
- What is the current expected completion process?
Furthermore, be cautious with precise completion percentages unless the developer explains how that percentage was calculated.
A statement such as “70% completed” may sound precise, but its meaning can vary considerably depending on the measurement method.
Visible construction updates are often easier for buyers to understand.
11. Inspect the Property Where Possible
Even when purchasing a newly built home, physical inspection remains important.
During an inspection, look beyond decorative finishes.
Consider areas such as:
- walls and ceilings;
- windows and doors;
- bathrooms;
- kitchen installations;
- water supply;
- drainage;
- electrical points;
- ventilation;
- parking;
- access;
- shared areas; and
- external works.
If you notice significant cracks, persistent dampness or another technical concern, do not attempt to diagnose the cause yourself.
Instead, involve an appropriately qualified professional.
LASBCA’s own stated fitness-for-habitation considerations include structural stability, freedom from serious disrepair, adequate lighting and ventilation, water supply, sanitary facilities and effective drainage. LASBCA
These criteria demonstrate why inspection should consider the building as a functioning home, not merely its appearance.
12. Review the Payment Structure Before Committing
Before making a deposit, understand the complete financial arrangement.
The advertised property price may not represent every amount payable during the transaction.
Therefore, ask for a clear breakdown covering:
- purchase price;
- initial deposit;
- instalment structure;
- payment deadlines;
- applicable legal or administrative charges;
- service charges where applicable;
- other estate-related fees;
- final balance; and
- any other payment obligations.
Also ask what happens if a buyer misses an instalment deadline.
Similarly, understand any cancellation, termination or refund provisions.
Important financial terms should be documented rather than left to verbal conversations.
13. Understand What Is Included in the Purchase Price
Two homes with the same number of bedrooms may include very different specifications.
Consequently, buyers should establish exactly what the quoted price covers.
For example, does the price include:
- fitted kitchen cabinets?
- wardrobes?
- water heaters?
- air-conditioning units or only AC provisions?
- backup power infrastructure?
- parking spaces?
- landscaping?
- security systems?
- shared recreational facilities?
If the development has communal facilities, ask whether access is included automatically or subject to additional charges.
Clear answers make it easier to compare properties fairly.
14. Ask About Utilities and Building Services
A home is more than walls, rooms and finishes.
Accordingly, ask how essential building services will operate.
Questions may cover:
- water source;
- water storage;
- pumping arrangements;
- electricity supply;
- backup power;
- drainage;
- waste management;
- sewage or wastewater systems;
- security systems; and
- maintenance responsibilities.
Where technical systems form part of the development, ask who will maintain them after handover.
That information can affect future service charges and maintenance obligations.
15. Review the Purchase Agreement Carefully
Before signing, read the transaction documents carefully.
Where the agreement contains terms you do not fully understand, obtain independent legal advice.
Among other things, the agreement may address:
- the identity of the parties;
- property description;
- purchase price;
- payment schedule;
- completion arrangements;
- buyer obligations;
- developer obligations;
- default provisions;
- handover;
- documentation; and
- dispute procedures.
Do not sign simply because the document appears to be a standard form.
The transaction is significant enough to justify proper review.
16. Understand the Expected Completion Timeline
If construction is still underway, ask what completion timeline is currently being communicated.
However, distinguish between an estimated completion date and a legally binding contractual commitment.
Construction schedules can be affected by numerous circumstances. Therefore, the purchase documentation should be reviewed to understand how completion is actually addressed.
In addition, ask how buyers will receive progress updates.
Regular project communication can make an ongoing purchase easier to follow.
17. Ask How Handover Will Work
Handover should not come as a surprise at the end of the transaction.
Instead, understand the process in advance.
Ask:
- How will completion be communicated?
- Will buyers receive a pre-handover inspection?
- How are defects reported?
- When is the final balance due?
- Which documents are delivered at handover?
- When will possession be granted?
- How are keys transferred?
- When do service or estate charges begin?
Having these answers early makes the final stage more predictable.
18. Carry Out a Pre-Handover Inspection
Before accepting possession, inspect the completed property carefully.
A pre-handover inspection can identify unfinished or defective work that requires attention.
Check areas such as:
- paintwork;
- flooring;
- walls;
- ceilings;
- windows;
- doors;
- locks;
- sanitary fittings;
- plumbing;
- kitchen fittings;
- electrical points;
- drainage;
- included fixtures; and
- external areas.
Document relevant issues with photographs where appropriate.
Then communicate them through the agreed defect-reporting process.
For more substantial technical concerns, involve a qualified professional.
19. Ask About Completion and Fitness-for-Habitation Documentation
For a completed development, buyers should ask what regulatory completion documentation applies.
LASBCA states that building owners or developers should apply for final inspection when construction is complete. Following the applicable process, the agency issues Certificates of Completion and Fitness for Habitation/Use. LASBCA
Therefore, ask the developer about the status of applicable completion documentation before occupation or handover.
The specific requirements will depend on the development.
20. Understand Service Charges and Estate Management
If the property forms part of a managed development, ownership may involve ongoing communal expenses.
Consequently, ask about service charges before completing the purchase.
Find out:
- what the charge covers;
- how frequently it is paid;
- who manages the estate;
- how shared facilities are maintained;
- how security is managed;
- who maintains shared power or water infrastructure; and
- whether major repairs are handled separately.
This information is important because the cost of owning a property extends beyond the purchase price.
21. Keep Complete Transaction Records
Finally, maintain an organized record of the transaction.
Keep copies of relevant:
- receipts;
- bank-payment evidence;
- agreements;
- correspondence;
- specifications;
- allocation documents;
- inspection records;
- title-related documents;
- regulatory documents; and
- handover documentation.
Where possible, maintain secure electronic copies as well.
If an issue later arises, a complete transaction record can make it much easier to establish what was agreed and what was paid.
Questions to Ask Before Buying a New-Build Property in Lagos
Before committing to a property, consider asking the developer the following questions:
- Who owns or controls the land on which the development is being built?
- What title documentation applies to the property?
- What planning permit applies to the development?
- What is the current construction stage?
- Can I inspect the site?
- What exactly is included in the purchase price?
- Which specifications and fittings are included?
- What additional fees or service charges apply?
- What payment plan is available?
- What happens if a payment is delayed?
- What completion timeline is currently being communicated?
- How will buyers receive construction updates?
- What happens during handover?
- What completion documentation applies?
- What documents will I receive after completing the transaction?
The answers should be clear and, where material to the transaction, appropriately documented.
New Does Not Mean Due Diligence Is Unnecessary
A new-build property can provide several practical advantages. For example, buyers may prefer contemporary layouts, recently installed building systems or the opportunity to purchase within a newly developed residential environment.
Nevertheless, the age of the property does not remove the need for verification.
A prudent buyer should consider:
the developer, the land, the title, the approvals, the construction, the specification, the payment terms and the handover process.
In addition, independent professional advice should be obtained whenever a matter falls outside the buyer’s expertise.
Explore Imperial Group Residential Developments
Imperial Group’s property portfolio includes residential developments in Lagos.
Wonder Court is located in Mende, Maryland, Lagos and is presented as four-bedroom semi-detached homes with dedicated BQ.
Pristine Court is located in Dideolu Estate, Ogba, Ikeja and is presented as a four-bedroom terrace development with dedicated BQ.
The Group also has five-bedroom terrace homes in Osborne, Ikoyi.
Prospective buyers can explore the individual development pages for published project information, imagery and available enquiry pathways.
For the latest property information, availability and inspection arrangements where applicable, contact the Imperial Group Property team directly.