Average Rent in Lagos: Area by Area Breakdown

Rent in Lagos has continued to rise in recent years, driven by exchange-rate pressure on materials, increased demand for quality housing in established areas, and limited new supply on the Island. This guide gives you realistic, area-specific price ranges — not aspirational advertised prices, but what tenants are actually paying.

All figures below are annual rents in Naira, paid upfront (one or two years) as is standard practice in Nigeria. Agency fees typically add 10% of the annual rent, and legal fees a further 5–10%.

High-demand Island areas

Ikoyi

Lagos's most prestigious residential address. Ikoyi commands the highest rents in the city, driven by demand from executives, diplomats, and high-net-worth families.

1-bedroom flat: ₦4,500,000 – ₦9,000,000 per year
2-bedroom flat: ₦8,000,000 – ₦18,000,000 per year
3-bedroom flat: ₦14,000,000 – ₦35,000,000 per year
3-bedroom terrace/house: ₦25,000,000 – ₦60,000,000 per year

Browse 2-bedroom flats in Ikoyi · 1-bed · 3-bed

Victoria Island (VI)

Lagos's commercial and financial hub. Demand from professionals and expats keeps VI rents among the city's highest, though slightly below Ikoyi for comparable residential stock.

1-bedroom flat: ₦3,500,000 – ₦7,500,000 per year
2-bedroom flat: ₦6,000,000 – ₦14,000,000 per year
3-bedroom flat: ₦10,000,000 – ₦25,000,000 per year
3-bedroom house: ₦18,000,000 – ₦45,000,000 per year

Browse 2-bedroom flats in Victoria Island · 1-bed · 3-bed

Lekki Phase 1

The most in-demand address for young professionals, young families, and the middle-upper class. Lekki Phase 1 combines Island access with a wider residential neighbourhood feel.

1-bedroom flat: ₦2,000,000 – ₦4,500,000 per year
2-bedroom flat: ₦3,500,000 – ₦8,000,000 per year
3-bedroom flat: ₦6,000,000 – ₦14,000,000 per year
3-bedroom terrace: ₦10,000,000 – ₦20,000,000 per year

Browse 2-bedroom flats in Lekki · 1-bed · 3-bed · houses for rent in Lekki

Ajah and Sangotedo

Further east on the Lekki–Epe corridor, these areas offer more affordable alternatives for professionals who need Island access but cannot afford Lekki Phase 1 prices.

1-bedroom flat: ₦1,200,000 – ₦2,500,000 per year
2-bedroom flat: ₦2,000,000 – ₦4,500,000 per year
3-bedroom flat: ₦3,500,000 – ₦7,500,000 per year
3-bedroom house: ₦5,000,000 – ₦12,000,000 per year

Browse 2-bedroom flats in Ajah · 1-bed · 3-bed

Mid-tier mainland areas

Ikeja (GRA and axis)

Lagos's state capital and commercial hub on the mainland. Ikeja GRA is the most prestigious mainland address; the broader Ikeja axis offers solid mid-market options.

1-bedroom flat: ₦1,000,000 – ₦2,200,000 per year
2-bedroom flat: ₦1,800,000 – ₦4,000,000 per year
3-bedroom flat: ₦3,000,000 – ₦6,500,000 per year
3-bedroom house (GRA): ₦6,000,000 – ₦18,000,000 per year

Browse 2-bedroom flats in Ikeja · 1-bed · 3-bed · houses for rent in Ikeja

Gbagada

A well-established mainland residential area popular with civil servants, educators, and professionals. Quieter than Ikeja with good road access to the Island.

1-bedroom flat: ₦700,000 – ₦1,500,000 per year
2-bedroom flat: ₦1,200,000 – ₦2,800,000 per year
3-bedroom flat: ₦2,000,000 – ₦4,500,000 per year
3-bedroom house: ₦4,000,000 – ₦9,000,000 per year

Browse 2-bedroom flats in Gbagada · 1-bed

Surulere

One of Lagos's original planned residential areas. Good transport links, established infrastructure, and a dense mix of flats, duplexes, and older housing stock.

1-bedroom flat: ₦600,000 – ₦1,400,000 per year
2-bedroom flat: ₦1,000,000 – ₦2,500,000 per year
3-bedroom flat: ₦1,800,000 – ₦4,000,000 per year
3-bedroom house: ₦3,500,000 – ₦8,000,000 per year

Browse 2-bedroom flats in Surulere · 1-bed

Mainland value areas

Yaba

Home to universities, tech hubs, and a young professional demographic. Yaba has seen strong rent increases in recent years driven by demand from startup employees and young graduates.

1-bedroom flat: ₦700,000 – ₦1,600,000 per year
2-bedroom flat: ₦1,200,000 – ₦2,800,000 per year
3-bedroom flat: ₦2,200,000 – ₦4,500,000 per year

Browse 2-bedroom flats in Yaba · 1-bed

Maryland and Ojodu Berger

Well-connected areas near major transport routes on the Lagos–Ibadan expressway. Popular with commuters who work across the Lagos ring road and need motorway access.

1-bedroom flat: ₦650,000 – ₦1,300,000 per year
2-bedroom flat: ₦1,100,000 – ₦2,200,000 per year
3-bedroom flat: ₦1,800,000 – ₦3,800,000 per year
3-bedroom house: ₦3,000,000 – ₦7,000,000 per year

Ikorodu

The most affordable major residential zone in Lagos with ferry access to the Island. Prices here are roughly 40–60% below equivalent properties in Ikeja.

1-bedroom flat: ₦350,000 – ₦750,000 per year
2-bedroom flat: ₦600,000 – ₦1,400,000 per year
3-bedroom flat: ₦1,000,000 – ₦2,500,000 per year
3-bedroom house: ₦1,800,000 – ₦4,500,000 per year

Browse 2-bedroom flats in Ikorodu · 1-bed

What else to budget for when renting in Lagos

Beyond the headline rent, a Lagos move-in typically involves:

Agency fee: 10% of the annual rent, paid to the estate agent. Always negotiable on long lets.
Legal fee: 5–10% of the annual rent, paid to a solicitor for the tenancy agreement. Mandatory for any formal lease.
Caution/security deposit: typically one month's rent, refundable at the end of the tenancy.
Service charge: applicable in most modern estates and apartment complexes. Covers security, waste, and communal services. Varies from ₦50,000 to ₦500,000+ per year.

On a ₦2,000,000 per year flat in Ikeja, your total move-in cost (two years upfront + agency + legal + caution) could reach ₦5,000,000–₦5,500,000. Always ask the agent for a full breakdown before agreeing to a viewing.

Where to search for rentals in Lagos

The best way to find currently available rentals is to search by area on a verified property platform:

All listings on Cabans include a stated annual price, location details, and photos. Start your Lagos rental search here.

Take the next step

Keep your research practical: search for property in Victoria Island, compare live options for land for sale in Victoria Island, or list your property on Cabans to reach active buyers and renters.