As Nigeria’s Federal Capital Territory (FCT), Abuja was built to represent neutrality—a city without ancestral claims, designed to unite a diverse nation. But behind the master plan lies a murky contest for land control. Political elites, powerful developers, civil servants, and traditional interests have all staked claims in a high-stakes chess game that leaves ordinary citizens with little to no access.
From institutional land grabbing and unregulated estate development to forged titles and violent evictions, the question of who truly owns Abuja is more urgent than ever. This feature unpacks the forces reshaping land rights in Nigeria’s capital—and the human cost behind the headlines.
A Capital with No Ancestral Owners—Or So We Thought
Abuja’s foundation rests on a legal and historical anomaly: it was carved out as a neutral ground by Decree No. 6 of 1976. The idea was to avoid the ethnic tension tied to land disputes in Lagos, Nigeria’s former capital. Yet, over four decades later, land in Abuja is far from neutral.
What began as a city of order has slowly transformed into a lucrative frontier of political rewards and hidden transactions. Every patch of open space—green area, buffer zone, or undeveloped parcel—is now a potential real estate conquest.
How Land Grab Culture Took Root in the FCT
Land grabbing in Abuja does not follow the chaotic land seizure patterns of Lagos slums or rural communities. It wears a more sophisticated cloak:
- Political allocation: High-ranking government officials secure prime plots via opaque channels.
- Ghost developers: Companies with no track record suddenly emerge with rights to hectares of land.
- Forged consents and cloned titles: Fraudsters manipulate land registry loopholes to sell land multiple times.
- Violent evictions: Indigenous communities are often pushed out by bulldozers in pre-dawn raids, without compensation or legal redress.
A former director at the FCDA (Federal Capital Development Authority) who spoke under anonymity described the situation as “institutionalised land speculation.”
The Case of Indigenous Displacement
Although Abuja was deemed free of ancestral claims, original inhabitants like the Gwari, Koro, and Bassa people have long contested that notion. These communities have seen their ancestral farmlands taken without adequate compensation or resettlement.
According to the Centre for Social Justice, at least 13 indigenous settlements have been erased or relocated since 2000, often without formal engagement or legal process.
Resettlement programs promised in the 1980s remain largely unfulfilled. Meanwhile, elite gated estates now sit atop once-communal land, guarded by fences and security patrols.
Title for Sale: Inside the Black Market of C of Os
In theory, Abuja’s land registry system is among the most digitized in Nigeria. In reality, systemic corruption undermines it.
Real estate lawyers describe a growing market for forged Certificates of Occupancy (C of Os) and backdated consents. Unsuspecting buyers often discover too late that their “land” has already been sold—sometimes multiple times.
Efforts by the Department of Development Control to crack down on irregular allocations are often stymied by political pressure or internal compromise.
The “Omo-Onile” of the North? Community Chiefs and Informal Powers
Though “omo-onile” culture is typically associated with Lagos, an Abuja variant exists. Informal land taxes, land ‘welcome fees’, and unrecognized chiefs now operate in peri-urban areas like Lugbe, Kuje, and Gwagwalada.
These actors are not always fraudulent; sometimes, they represent original families sidelined by state bureaucracy. But the result is the same: multiple claims on the same plot, leading to conflict, court cases, and sometimes violence.
The FCT Master Plan vs Reality
The Abuja Master Plan was designed by Japanese firm Kenzo Tange Associates and envisioned a green, orderly, and structured capital. But implementation has been compromised.
From greenbelt encroachments to illegal estate approvals, the Master Plan has become more of a political reference than a working document. Urban planners say over 40% of developments violate approved zoning laws.
A key example is the conversion of reserved public spaces into private estates through “redesignation.” These actions, while legally masked, often benefit politically connected developers.
Who Really Owns Abuja?
Ownership in Abuja has become less about legality and more about access to power. The FCDA controls allocation, but the real influence lies in political corridors.
It is common knowledge that certain ministers, senators, or presidency staff have more sway over land allocation than the designated agencies. This undermines transparency and encourages speculative hoarding of undeveloped land.
Attempts to introduce transparency through Geographic Information Systems (GIS) have helped, but are insufficient without accountability.
What This Means for Buyers and the Market
For everyday Nigerians or diaspora investors looking to own land in Abuja, the risks are significant:
- You may buy land under acquisition or litigation
- You could fall victim to double sale or title forgery
- Your estate could be demolished by the FCDA due to illegal approval
Due diligence is no longer optional. A multi-layered verification approach—legal, technical, and regulatory—is essential.
The Role of Regulation: Hope or Hurdle?
Festus Adebayo, Director of the Housing Advocacy Network (HDAN), has been one of the loudest voices demanding regulation. He insists that Abuja needs a Real Estate Regulatory Department, modeled after Dubai’s RERA.
Such a body would license developers, vet land titles, and penalize fraud. But critics question whether it can function independently of the political elite who benefit from the current opacity.
Still, with rising land scams and investor complaints, regulation may be unavoidable.
AIHS 2025 and the Battle for Reform
The upcoming Africa International Housing Show (AIHS) 2025, backed by the Ministry of Housing and Urban Development, is expected to spotlight these systemic issues. A key agenda will be land reform—from title clarity to simplifying land titling across states.
Over 21 countries are expected at the summit, along with developers, regulators, and policy leaders. Abuja, as host city, will find itself under scrutiny. Will the capital city lead the change—or remain a cautionary tale?
Conclusion: A City Divided by Deeds
Abuja was envisioned as a capital of fairness and functionality. Today, it is a city of contested claims and quiet injustice. Who owns Abuja? The answer is not in titles, but in influence. Until power is checked and land regulation is real, the dream of equitable land access remains elusive.
But awareness is rising. Legal advocates, displaced communities, and a new generation of policy voices are demanding change. Whether the system will bend or break remains to be seen.
FAQs
1. Is it safe to buy land in Abuja today?
Yes—but only with proper due diligence and legal support. Always verify title at the FCDA and request an original C of O.
2. What are the most common land scams in Abuja?
Double allocation, forged C of Os, fake estate developers, and unapproved estate plans are most common.
3. Can indigenous people claim land in Abuja?
Yes, though Abuja was created as neutral, many Gwari and Koro communities still hold ancestral claims in peri-urban areas.
4. What does the Abuja Master Plan say about land use?
It outlines residential, commercial, and green zones. But over 40% of developments now violate it.
5. Will the AIHS 2025 lead to actual reform?
It’s a promising platform. But only follow-through by government agencies and legal reforms can change the system.
