Business
Responses That Should Turn You Off While Doing Due Diligence in Nigeria’s Real Estate By Dennis Isong
Responses That Should Turn You Off While Doing Due Diligence in Nigeria’s Real Estate
By Dennis Isong
Let me share a story. A painful one.
In November 2023, I met Chika, a young entrepreneur full of ambition. She had saved for three years to buy her first plot of land in Lagos. She dreamed of building her own bakery there someday—a dream she’d nurtured since childhood.
Chika found a seller through a friend’s recommendation. The location seemed perfect, and the price was “a steal.” When she began asking basic questions during due diligence, the seller’s responses were… strange.
When she asked about the land’s title, the seller waved her off. “Ah, no need to stress yourself. Trust me, this land is clean!” he said, flashing a reassuring smile. When she pressed further, he added, “See, other buyers are waiting. If you waste time, someone else will grab it!”
Against her better judgment, Chika paid. The fear of missing out overpowered her. Months later, she discovered that the land was already sold to two other buyers. Her N3 million vanished. Her bakery dream was shattered.
She sat in my office, teary-eyed, asking, “Dennis, why didn’t I see the red flags? How could I have been so blind?”
Her story is a painful reminder that some responses during due diligence are major red flags. If you hear any of the following phrases or behaviors, it’s time to step back and protect yourself.
1. “Don’t Worry, the Land is Clean”
Whenever a seller or agent says, “Don’t worry, trust me,” without providing proof, you should immediately worry. In Nigeria’s real estate market, trust is earned, not assumed.
A land being “clean” means it is free of disputes, government acquisition, or other issues. If the seller refuses to provide documents like the Certificate of Occupancy (C of O), Deed of Assignment, or Survey Plan, it’s a glaring warning sign.
What they’re really saying is, “I have something to hide, and I don’t want you to find out.”
2. “You Don’t Need a Lawyer”
Ah, this one. Many shady sellers will try to convince you that involving a lawyer is unnecessary. They’ll say things like:
“I’ve done this for years; lawyers just want to collect your money.”
“You’ll waste time if you involve a lawyer.”
This is manipulation, plain and simple. A lawyer ensures that all documents are valid and protects you from legal pitfalls. If someone discourages you from hiring a lawyer, it’s a sign they’re trying to cut corners—and possibly scam you.
3. “The Price Will Increase Tomorrow”
Pressure tactics are a classic move in real estate fraud. When a seller tells you, “Other buyers are waiting,” or “If you don’t pay today, the price will go up tomorrow,” it’s often a ploy to rush you into making a hasty decision.
Think about it: Why would a genuine seller rush you? Good land doesn’t sell itself in one day, especially when proper documentation is involved. If they’re pushing you to act fast, it’s likely because they don’t want you to uncover the truth.
4. “I’ll Handle All the Documents for You”
While it may sound convenient, a seller offering to handle all documentation should raise your suspicions. Why don’t they want you to see the process?
Here’s the truth: handling documentation gives you control and ensures transparency. If you blindly trust a seller to “take care of it all,” you might end up with fake or incomplete papers.
5. “It’s Family Land; We Don’t Have Titles Yet
In Nigeria, many disputes arise from “family land.” Sellers often claim they inherited the land and don’t have titles yet but promise to “regularize” the documents after you pay.
This is risky. Without proper titles, you could be buying into a web of family disputes. If they can’t produce a clear document, walk away.
6. “You Don’t Need to Inspect the Land”
Imagine paying for land you’ve never seen. Unbelievable, right? Yet, it happens more often than you think. Some sellers will discourage you from inspecting the property by saying:
“The land is far; I’ll show you pictures.”
“The area is still developing, but it’s a good investment.”
Never buy land without seeing it yourself—or better still, with a professional surveyor. Pictures can be deceiving, and some sellers will show you land that doesn’t even exist.
7. “Don’t Involve the Community”
In many parts of Nigeria, land transactions involve local communities or traditional rulers. Some sellers, however, will warn you not to speak to the community, saying:
“They’ll confuse you.”
“The land doesn’t concern them.”
This is a major red flag. Communities often have valuable information about the land, including its history, disputes, or encumbrances. If a seller is trying to cut them out of the process, something is likely wrong.
8. “The Survey Plan is With Someone Else”
The survey plan is a crucial document that shows the exact location and size of the land. If a seller says it’s “with someone else” or promises to provide it after payment, be careful.
How can you verify what you’re buying without a survey plan? This excuse often hides fraudulent intentions.
9. “Don’t Worry About a Search; It’s Stressful”
Conducting a search at the land registry is one of the most critical steps in due diligence. It confirms whether the land has a valid title and is free from disputes.
If a seller tells you not to bother, they’re trying to hide something. The search process might take time, but it’s worth every second.
10. “Just Trust Me”
Finally, the ultimate red flag is when a seller relies solely on trust without offering proof. Real estate is a business transaction, not a friendship. Trust is good, but documents are better.
How to Protect Yourself
Ask Questions: Don’t feel intimidated. Ask for every document—C of O, Deed of Assignment, Survey Plan, and any other relevant papers.
Hire a Professional: Get a lawyer, surveyor, or real estate expert to guide you.
Do a Search: Visit the land registry to verify the property’s status.
Visit the Land: Inspect the property yourself to confirm its existence and condition.
Involve the Community: Speak to locals to understand the land’s history and avoid disputes.
Final Thoughts
Chika’s story—and countless others like it—reminds us of one thing: due diligence is not negotiable. If a seller’s responses sound suspicious or dismissive, take a step back. It’s better to miss out on a deal than to lose your hard-earned money.
In Nigeria’s real estate market, red flags are everywhere. Your job is to spot them, avoid them, and protect your investment. Don’t let pressure or promises cloud your judgment. Always remember: it’s better to walk away than to walk into trouble.
Your investment deserves protection. Don’t rush. Don’t assume. Verify everything.
Written by Dennis Isong, your trusted partner in Nigeria’s real estate market. Let’s guide you to safe and profitable property investments.
Business
BUA Foods Records 91% Surge in Profit After Tax, Hits ₦508bn in 2025
BUA Foods Records 91% Surge in Profit After Tax, Hits ₦508bn in 2025
By femi Oyewale
Business
Adron Homes Unveils “Love for Love” Valentine Promo with Exciting Discounts, Luxury Gifts, and Travel Rewards
Adron Homes Unveils “Love for Love” Valentine Promo with Exciting Discounts, Luxury Gifts, and Travel Rewards
In celebration of the season of love, Adron Homes and Properties has announced the launch of its special Valentine campaign, “Love for Love” Promo, a customer-centric initiative designed to reward Nigerians who choose to express love through smart, lasting real estate investments.
The Love for Love Promo offers clients attractive discounts, flexible payment options, and an array of exclusive gift items, reinforcing Adron Homes’ commitment to making property ownership both rewarding and accessible. The campaign runs throughout the Valentine season and applies to the company’s wide portfolio of estates and housing projects strategically located across Nigeria.
Speaking on the promo, the company’s Managing Director, Mrs Adenike Ajobo, stated that the initiative is aimed at encouraging individuals and families to move beyond conventional Valentine gifts by investing in assets that secure their future. According to the company, love is best demonstrated through stability, legacy, and long-term value—principles that real estate ownership represents.
Under the promo structure, clients who make a payment of ₦100,000 receive cake, chocolates, and a bottle of wine, while those who pay ₦200,000 are rewarded with a Love Hamper. Payments of ₦500,000 attract a Love Hamper plus cake, and clients who pay ₦1,000,000 enjoy a choice of a Samsung phone or a Love Hamper with cake.
The rewards become increasingly premium as commitment grows. Clients who pay ₦5,000,000 receive either an iPad or an all-expenses-paid romantic getaway for a couple at one of Nigeria’s finest hotels, which includes two nights’ accommodation, special treats, and a Love Hamper. A payment of ₦10,000,000 comes with a choice of a Samsung Z Fold 7, three nights at a top-tier resort in Nigeria, or a full solar power installation.
For high-value investors, the Love for Love Promo delivers exceptional lifestyle experiences. Clients who pay ₦30,000,000 on land are rewarded with a three-night couple’s trip to Doha, Qatar, or South Africa, while purchasers of any Adron Homes house valued at ₦50,000,000 receive a double-door refrigerator.
The promo covers Adron Homes’ estates located in Lagos, Shimawa, Sagamu, Atan–Ota, Papalanto, Abeokuta, Ibadan, Osun, Ekiti, Abuja, Nasarawa, and Niger States, offering clients the opportunity to invest in fast-growing, strategically positioned communities nationwide.
Adron Homes reiterated that beyond the incentives, the campaign underscores the company’s strong reputation for secure land titles, affordable pricing, strategic locations, and a proven legacy in real estate development.
As Valentine’s Day approaches, Adron Homes encourages Nigerians at home and in the diaspora to take advantage of the Love for Love Promo to enjoy exceptional value, exclusive rewards, and the opportunity to build a future rooted in love, security, and prosperity.
Business
Why Nigeria’s Banks Still on Shaky Ground with Big Profits, Weak Capital
*Why Nigeria’s Banks Still on Shaky Ground with Big Profits, Weak Capital*
*BY BLAISE UDUNZE*
Despite the fragile 2024 economy grappling with inflation, currency volatility, and weak growth, Nigeria’s banking industry was widely portrayed as successful and strong amid triumphal headlines. The figures appeared to signal strength, resilience, and superior management as the Tier-1 banks such as Access Bank, Zenith Bank, GTBank, UBA, and First Bank of Nigeria, collectively reported profits approaching, and in some cases exceeding, N1 trillion. Surprisingly, a year later, these same banks touted as sound and solid are locked in a frenetic race to the capital markets, issuing rights offers and public placements back-to-back to meet the Central Bank of Nigeria’s N500 billion recapitalisation thresholds.
The contradiction is glaring. If Nigeria’s biggest banks are so profitable, why are they unable to internally fund their new capital requirements? Why have no fewer than 27 banks tapped the capital market in quick succession despite repeated assurances of balance-sheet robustness? And more fundamentally, what do these record profits actually say about the real health of the banking system?
The recapitalisation directive announced by the CBN in 2024 was ambitious by design. Banks with international licences were required to raise minimum capital to N500 billion by March 2026, while national and regional banks faced lower but still substantial thresholds ranging from N200 billion to N50 billion, respectively. Looking at the policy, it was sold as a modern reform meant to make banks stronger, more resilient in tough times, and better able to support major long-term economic development. In theory, strong banks should welcome such reforms. In practice, the scramble that followed has exposed uncomfortable truths about the structure of bank profitability in Nigeria.
At the heart of the inconsistency is a fundamental misunderstanding often encouraged by the banks themselves between profits and capital. Unknown to many, profitability, no matter how impressive, does not automatically translate into regulatory capital. Primarily, the CBN’s recapitalisation framework actually focuses on money paid in by shareholders when buying shares, fresh equity injected by investors over retained earnings or profits that exist mainly on paper.
This distinction matters because much of the profit surge recorded in 2024 and early 2025 was neither cash-generative nor sustainably repeatable. A significant portion of those headline banks’ profits reported actually came from foreign exchange revaluation gains following the sharp fall of the naira after exchange-rate unification. The industry witnessed that banks’ holding dollar-denominated assets their books showed bigger numbers as their balance sheets swell in naira terms, creating enormous paper profits without a corresponding improvement in underlying operational strength. These gains inflated income statements but did little to strengthen core capital, especially after the CBN barred banks from using FX revaluation gains for dividends or routine operations. In effect, banks looked richer without becoming stronger.
Beyond FX effects, Nigerian banks have increasingly relied on non-interest income fees, charges, and transaction levies to drive profitability. While this model is lucrative, it does not necessarily deepen financial intermediation or expand productive lending. High profits built on customer charges rather than loan growth offer limited support for long-term balance-sheet expansion. They also leave banks vulnerable when macroeconomic conditions shift, as is now happening.
Indeed, the recapitalisation exercise coincides with a turning point in the monetary cycle. The extraordinary conditions that supported bank earnings in 2024 and 2025 are beginning to unwind. Analysts now warn that Nigerian banks are approaching earnings reset, as net interest margins the backbone of traditional banking profitability, come under sustained pressure.
Renaissance Capital, in a January note, projects that major banks including Zenith, GTCO, Access Holdings, and UBA will struggle to deliver earnings growth in 2026 comparable to recent performance.
In a real sense, the CBN is expected to lower interest rates by 400 to 500 basis points because inflation is slowing down, and this means that banks will earn less on loans and government bonds, but they may not be able to quickly lower the interest they pay on deposits or other debts. The cash reserve requirements are still elevated, which does not earn interest; banks can’t easily increase or expand lending investments to make up for lower returns. The implications are significant. Net interest margin, the difference between what banks earn on loans and investments and what they pay on deposits, is poised to contract. Deposit competition is intensifying as lenders fight to shore up liquidity ahead of recapitalisation deadlines, pushing up funding costs. At the same time, yields on treasury bills and bonds, long a safe and lucrative haven for banks are expected to soften in a lower-rate environment. The result is a narrowing profit cushion just as banks are being asked to carry far larger equity bases.
Compounding this challenge is the fading of FX revaluation windfalls. With the naira relatively more stable in early 2026, the non-cash gains that once flattered bank earnings have largely evaporated. What remains is the less glamorous reality of core banking operations: credit risk management, cost efficiency, and genuine loan growth in a sluggish economy. In this new environment, maintaining headline profits will be far harder, even before accounting for the dilutive impact of recapitalisation.
That dilution is another underappreciated consequence of the capital rush. Massive share issuances mean that even if banks manage to sustain absolute profit levels, earnings per share and return on equity are likely to decline. Zenith, Access, UBA, and others are dramatically increasing their share counts. The same earnings pie is now being divided among many more shareholders, making individual returns leaner than during the pre-recapitalisation boom. For investors, the optics of strong profits may soon give way to the reality of weaker per-share performance.
Yet banks have pressed ahead, not only out of regulatory necessity but also strategic calculation.
During this period of recapitalization, investors are interested in the stock market with optimism, especially about bank shares, as banks are raising fresh capital, and this makes it easier to attract investments. This has become a season for the management teams to seize the moment to raise funds at relatively attractive valuations, strengthen ownership positions, and position themselves for post-recapitalisation dominance. In several cases, major shareholders and insiders have increased their stakes, as projected in the media, signalling confidence in long-term prospects even as near-term returns face pressure.
There is also a broader structural ambition at play. Well-capitalised banks can take on larger single obligor exposures, finance infrastructure projects, expand regionally, and compete more credibly with pan-African and global peers. From this perspective, recapitalisation is not merely about compliance but about reshaping the competitive hierarchy of Nigerian banking. What will be witnessed in the industry is that those who succeed will emerge larger, fewer, and more powerful. Those that fail will be forced into consolidation, retreat, or irrelevance.
For the wider economy, the outcome is ambiguous. Stronger banks with deeper capital buffers could improve systemic stability and enhance Nigeria’s ability to fund long-term development. The point is that while merging or consolidating banks may make them safer, it can also harm the market and the economy because it will reduce competition, let a few banks dominate, and encourage them to earn easy money from bonds and fees instead of funding real businesses. The truth be told, injecting more capital into the banks without complementary reforms in credit infrastructure, risk-sharing mechanisms, and fiscal discipline, isn’t enough as the aforementioned reforms are also needed.
The rush as exposed in this period, is that the moment Nigerian banks started raising new capital, the glaring reality behind their reported profits became clearer, that profits weren’t purely from good management, while the financial industry is not as sound and strong as its headline figures. The fact that trillion-naira profit banks must return repeatedly to shareholders for fresh capital is not a sign of excess strength, but of structural imbalance.
With the deadline for banks to raise new capital coming soon, by 31 March 2026, the focus has shifted from just raising N500 billion. N200 billion or N50 billion to think about the future shape and quality of Nigeria’s financial industry, or what it will actually look like afterward. Will recapitalisation mark a turning point toward deeper intermediation, lower dependence on speculative gains, and stronger support for economic growth? Or will it simply reset the numbers while leaving underlying incentives unchanged?
The answer will define the next chapter of Nigerian banking long after the capital market roadshows have ended and the profit headlines have faded.
Blaise, a journalist and PR professional, writes from Lagos and can be reached via: [email protected]
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