You’ve been browsing through Nigerian property ads, and you come across prices like “6 million naira per square meter.” It sparks your curiosity about the size of a plot of land in square meters. How does it measure up to an acre, and what distinguishes an acre from a hectare? Naturally, your initial inquiry to the agent or developer is, ‘What is the size of the plot?’
In present-day Nigeria, two measurement standards are commonly employed: the imperial system (Feet; Acres) and the metric system (Metres; Hectares). The choice of units depends on your audience. Artisans, omo oniles, and tradesmen are more familiar with the imperial system, using inches and feet. On the other hand, professionals and highly educated individuals tend to communicate in S.I units like mm, cm, and meters. These measurements are flexible and can be influenced by various factors, encompassing both environmental and human elements.
Standards and Measurements
Plots
A plot refers to a land division created in a specific area by developers or the government for building or farming purposes.
In Nigeria’s land division standards, a plot is typically sized at 50 x 100 feet, suitable for constructing a house with a small compound. However, this size may vary due to different factors.
A lot of people ask, what exactly is the size of a standard plot of land in Nigeria?
According to the dictionary meaning of plot, it is a marked-out piece of land for building or farming. The word “plot” is an arbitrary term used to describe a land division carved out for property development.
The size of a plot of land can vary for different reasons but according to Nigeria’s land divisions, the appropriate plot for a house construction is 100 x 50ft which can accommodate a standard house with a small compound. To better understand land divisions used in Nigeria, different units of area are used as follows:
Hectares (ha)
A hectare, measuring 100m x 100m Or 328ft x 328ft Or 10,000 sqm, is the least known metric unit. It is about two and a half acres consisting of 15 plots. Prospective buyers and Estate developers oftentimes are at loggerheads on what the unit should be.
Acres
An acre, almost the equivalent of a standard football field, is the standard unit of measurement popularly used by land sellers. It is the product of any rectangular plot of land giving a total of 4,046sqm Or 43,560sq ft. An acre consists of 6 plots each measuring 60 x 120ft. One Acre is roughly 40% of a hectare.
Land Sizes and Variations
The sizes of land in Nigeria vary due to factors such as location, ownership, and the circumstances surrounding a transaction.
Originally, plots were around 1000 square meters, but with increasing land prices, you might get the same quote per plot, which could now be 400 square meters or even less in government-reserved areas like Lagos, Kano, Kaduna, and a few other states.
New layouts in Calabar, however, offer larger plots, going up to 1,100 square meters for commercial use.
In the sensitive Niger Delta region, where land matters are delicate, it’s rare to find anything above 450 square meters.
Different states have different partition sizes, ranging from 60′ x 100′, 60′ x 120′, 80′ x 120′, etc. Typically, a corner piece gets more width.
In Lagos State, the standard plot size is 60 x 120 feet (18m x 36m, i.e., 648 square meters), while in some other cities, plots are measured at 50 x 100 feet.
A building that fits into a 50′ x 100′ plot in Benin might not be allowed in Delta or Lagos State due to longer setbacks (6m) required from the road. In Lekki, the setback is even larger at 9m!
In Edo State and Port Harcourt, the standard measurement is 50 feet x 100 feet.
In Abuja, plots allocated by the FCTA come in various sizes, and there isn’t a fixed size like the 60′ x 120′ seen in Lagos.
It’s crucial to note that the term “plot” can be misused, and it’s important to consider these variations, as anything higher might disadvantage the buyer, and anything less might disadvantage the seller, according to real property standards.
Also, read The Right Ways To Listing Your Property Online
Buying Land in Nigeria: Size and Considerations
Land sizes in Nigeria can vary, ranging from 648 square meters to 850 square meters or even 1,200 square meters. It’s crucial to inquire about the exact size of the plot in square meters before proceeding with any purchase.
When considering a land purchase, be mindful of the plot’s shape. Opt for a more square shape for better utility, avoiding slanted or inclined pieces.
Certain areas have government gazettes, so it’s advisable to buy land through a lawyer to navigate potential issues with the government or indigenes (omo-nile).
For irregularly shaped plots, take note of the surface area. Physically measure the land from the area map or obtain the dimensions from the plan, ensuring they match the seller’s information. It’s recommended to verify the land’s measurements rather than solely relying on the seller’s word.
When making a purchase, visit the site, use a tape measure to determine the surface area in square meters, and divide by 10,000 to confirm the accuracy of the details on the title deed or Certificate of Lease (usually in hectares).
Check the legality and documents involved. For leased land, verify the remaining lease years before committing funds, as mortgage companies are often particular about this aspect.
Consider the location, as access roads can impact the overall available land area. Be thorough in your due diligence before finalizing any land transaction.
Land Measurement Simplified
Surveyors use various methods such as theodolite, total station, and RTK GPS survey for land measurement. With advancements in remote sensing and satellite imagery, it has become more cost-effective and widely used. New technologies like three-dimensional (3D) scanning and lidar are making topographical surveys more efficient.
In Nigeria, the Nigerian Institution of Estate Surveyors and Valuers (NIESV) is the leading professional body overseeing surveyors in the real estate industry.
A surveyor, a professional in this field, employs mathematics, physics, engineering, and law. They utilize tools like total stations, robotic total stations, GPS receivers, prisms, 3D scanners, radios, handheld tablets, digital levels, and surveying software.
In Nigeria, the ministry responsible for surveying was formerly known as the Federal Ministry of Works and Surveys, which later transformed into the Federal Ministry of Works and Housing.
For potential buyers, it’s essential to understand that in urban planning environments, plots come in various sizes to accommodate different uses, whether residential or commercial. Land sizes also vary from state to state in Nigeria. Regardless of the measurement, having more plots of land is often considered more valuable than having numerous cars or jeeps in Nigeria. Precision in meters should not overshadow the importance of securing a well-located piece of land.