3-Bedroom Flat for Sale in Lagos
The most common family-size property purchase in Lagos. 3-bedroom flats offer strong rental yields and resale liquidity across the mainland — prices from ₦12m in Ikorodu to ₦350m+ in Ikoyi.
Browse 3-Bed Flats for Sale3-Bedroom Flat Prices Across Lagos — 2025
Market price ranges by area. Managed blocks with facility management command the upper end of each range.
| Area | Price Range |
|---|---|
| Ikoyi | ₦120,000,000 – ₦350,000,000+ |
| Victoria Island | ₦90,000,000 – ₦200,000,000 |
| Lekki Phase 1 | ₦50,000,000 – ₦120,000,000 |
| Ajah / Sangotedo | ₦25,000,000 – ₦55,000,000 |
| Ikeja GRA | ₦40,000,000 – ₦90,000,000 |
| Gbagada | ₦28,000,000 – ₦65,000,000 |
| Yaba | ₦25,000,000 – ₦55,000,000 |
| Surulere | ₦22,000,000 – ₦50,000,000 |
| Ikorodu | ₦12,000,000 – ₦25,000,000 |
Buying a 3-Bedroom Flat in Lagos — What You Need to Know
Title Documents
A Certificate of Occupancy (C of O) is the strongest title. Many Lagos blocks carry a Deed of Assignment with Governor's Consent. Both are valid. Avoid properties with only a survey plan or community letter — you will not be able to obtain a mortgage and resale will be difficult.
Buy-to-Let Returns
3-bedroom flats in Surulere rent for ₦1,500,000–₦3,000,000/yr. At ₦30m purchase price, gross yield is 5–10%. In Gbagada (buy ₦35m, rent ₦2m–₦4m/yr), yields reach 6–11%. Maintain realistic vacancy allowances — budget 1 month per year for turnover.
Off-Plan vs Completed
Off-plan purchases in Lagos estates (Ajah, Sangotedo, Ibeju-Lekki corridors) offer 20–30% discounts and instalment plans. Risk: developer delays. Completed units cost more but are immediately usable and mortgage-eligible. Always use a solicitor registered with the NBA for either.
Service Charges
Managed estates in GRA, Lekki, and Ajah charge annual service fees of ₦300,000–₦3,000,000 per year depending on amenities (pool, gym, 24-hr gen, security). Factor this into your total cost of ownership calculation before committing.
Stamp Duty & Transaction Costs
Total transaction costs typically add 10–15% to the purchase price: 1.5% Stamp Duty, 1.5% Governor's Consent, 5–10% solicitor fees, surveyor, valuer, and agency commission. Budget carefully — for a ₦50m flat, these costs can reach ₦5m–₦7.5m.
Resale Liquidity
3-bedroom flats on the Lagos mainland (Surulere, Gbagada, Yaba) have the highest resale demand in Lagos — they are the family home default. Lekki Phase 1 also has strong secondary market activity. Ikorodu and outer Lagos are slower to sell but offer the best entry prices.
Frequently Asked Questions
How much does a 3-bedroom flat cost in Lagos?
Prices range from ₦12,000,000 in Ikorodu to ₦350,000,000+ in Ikoyi. On the mainland in Surulere, Yaba, and Gbagada, expect ₦22,000,000–₦65,000,000 for a well-located 3-bedroom flat. In Lekki Phase 1, ₦50,000,000–₦120,000,000 covers most of the market.
Is a 3-bedroom flat a good investment in Lagos?
Yes — 3-bedroom flats in mid-range Lagos mainland areas (Surulere, Gbagada, Yaba) offer rental yields of 5–9% per year, with strong owner-occupier demand keeping resale liquidity high. Lekki Phase 1 and Ajah offer lower yields (4–7%) but historically stronger capital appreciation.
What title documents should I check when buying a Lagos flat?
Always check for a Certificate of Occupancy (C of O) or a Deed of Assignment with Governor's Consent. For off-plan purchases, verify the developer's title to the land, building plan approval from LASPPPA, and confirm the development company is registered with the CAC.
Can I get a mortgage to buy a 3-bedroom flat in Lagos?
Yes — FMBN NHF mortgages and commercial bank mortgages are available for properties with a valid C of O. Most commercial banks require 20–30% deposit. FMBN NHF requires proof of NHF contributions and a minimum 10% deposit. Properties in registered estates qualify most easily.
What is the total cost to buy a 3-bedroom flat in Lagos including fees?
Add 10–15% on top of the purchase price: 1.5% Stamp Duty (FIRS), 1.5% Governor's Consent fee, 5–10% solicitor fee, surveyor and valuer fees, and agency commission (5%). A ₦50m purchase may incur ₦5m–₦8m in total transaction costs.
What is the difference between buying off-plan and buying a completed 3-bedroom flat?
Off-plan purchases are typically 20–30% cheaper than completed units and allow instalment payment plans. The risks are developer default, delays, and specification changes. Completed units are more expensive but immediately occupiable and financeable via mortgage. Always use a registered solicitor for either route.
Find Your 3-Bedroom Flat in Lagos
Browse verified 3-bedroom flat listings for sale across all Lagos areas on Cabans. Filter by budget, area, and title type.
Browse 3-Bed Flats for Sale in Lagos