Badore, Ajah: Area Guide for Renters and Buyers

Badore is a residential area of Ajah, in Eti-Osa Local Government Area of Lagos State. It lies at the lagoon end of Addo Road, which leaves the Lekki-Epe Expressway at Ajah, and it ends at the Badore ferry jetty on the Lagos Lagoon. It is one of the more affordable places to rent on the island side of Lagos: indicatively, a 2-bedroom flat costs about ₦600,000–₦1,100,000 a year. The two things to weigh against that are flooding on the streets nearest the water and the traffic on Addo Road.

Where is Badore, and which LGA is it in?

Badore is in Eti-Osa LGA, the local government that also covers Lekki, Victoria Island and Ikoyi. It is on the island side of Lagos, on the Lekki peninsula. From the Ajah end of the Lekki-Epe Expressway, Addo Road runs north towards the lagoon: first through Addo, then into Badore, and finally to the jetty at the water's edge. Langbasa, which many listings spell Lamgbasa, is the neighbouring community on the same side of Ajah, and Oke-Ira is also close.

For how Ajah as a whole fits into Lagos, read the Ajah area guide and Is Ajah mainland or island?

What is Badore like?

Badore is a fast-developing, mostly residential area. There are two kinds of housing. The first is gated estates with their own gatehouses, paved internal roads and residents' associations, of which Cooperative Villa is one of the best known. The second is open streets of standalone blocks of flats, bungalows and duplexes built plot by plot. The estates are tidier and cost more; the open streets are where the lowest rents are found.

• Daily needs: Badore has its own market, and supermarkets, pharmacies, schools and churches line Addo Road. The bigger malls and cinemas are along the Lekki-Epe Expressway towards Sangotedo.
• Power: public supply varies by street, and most compounds and estates depend on a generator or inverter as backup.
• Water: boreholes are standard. So close to the lagoon, ask about water quality and whether the compound treats its water.
• Flooding: several streets close to the lagoon waterline are prone to seasonal flooding. Estates on higher or sand-filled ground cope better, but no part of Badore should be rented without checking.

Indicative annual rents in Badore

The indicative range for a 2-bedroom flat in Badore is ₦600,000 – ₦1,100,000 per annum. Flats inside gated estates with good internal roads and drainage sit at the top of the range, and open-street flats nearer the water sit at the bottom. Self-contained rooms and 1-bedroom flats are available for less, and 3-bedroom flats, terraces and duplexes in the estates cost more, so compare like with like when you view.

In Ajah, a year in advance is normal, and newer estates add a service charge for security, waste and estate power. Add the agency fee, legal fee and caution deposit using move-in costs in Nigeria. To see what is available now, browse flats for rent in Badore, houses for rent in Badore and all properties in Ajah.

Buying property in Badore

Badore attracts first-time buyers and small investors who want to own on the Lekki-Ajah corridor without paying Lekki prices. There is no separate price series for Badore, so use the wider Ajah market as a guide: 2-bedroom apartments sell from about ₦22,000,000–₦55,000,000 and 3-bedroom houses from about ₦40,000,000–₦90,000,000, while residential plots in Ajah are advertised from about ₦15,000,000–₦60,000,000 depending on the estate, road access and documents. Badore generally sits in the lower half of those ranges.

Title needs care. Land in this corridor ranges from estate plots with a Certificate of Occupancy or Governor's Consent to family land sold on receipts. Have a lawyer search the title and check that the land is not under government acquisition before you pay; see how to verify a C of O in Lagos and buying land in Lagos. For a waterside plot, also ask how much sand-filling was done and how the building has stood up to past rainy seasons.

Getting around from Badore

Addo Road is the way in and out. It joins the Lekki-Epe Expressway at Ajah, and from there the expressway leads west to Lekki and Victoria Island and east to Sangotedo and Ibeju-Lekki. Because so much of Badore and Addo empties onto one road, the stretch towards the expressway is slow on weekday mornings and again in the evening. Minibuses, tricycles and motorcycles run along Addo Road to the Ajah bus stops, where buses to Lekki, Victoria Island, Obalende and CMS load.

The jetty gives Badore something most of Ajah lacks: a way across the water. The state ferry service and private boat operators use it, with routes across the lagoon towards the Ikorodu side and along the lagoon towards Lagos Island. Services and times change, so check the current timetable, fares, life-jacket arrangements and the last return boat yourself before you make it part of your daily plan.

Who Badore suits

• Renters who want to stay on the island side of Lagos on a modest budget
• Young families who want more space than the same money buys in Lekki
• People who work in Ajah, Sangotedo or along the Lekki-Epe corridor
• Commuters with ties to Ikorodu who can use the lagoon crossing
• First-time buyers and investors looking for a lower entry price in Eti-Osa

If you must be in Victoria Island early every morning, measure the Addo Road and expressway journey at your real travel time before deciding.

What to check before renting or buying in Badore

• Flood history: visit during or just after rain, look for water marks on fences and walls, and ask neighbours how the street behaved last rainy season.
• Floor level: prefer raised ground floors or upper-floor flats on low streets.
• The last stretch of road: many inner roads are untarred; check them in the wet.
• Estate charges: ask for the service charge in writing, what it covers and how often it rises.
• Water quality: run the taps and ask about treatment.
• Title, for a purchase: confirm the document type and search it before paying.

Frequently asked questions

Related guides

Browse the Badore area guide, the Lamgbasa area guide and the Ajah area guide. Related guides: Ajah, Lagos, Thomas Estate, Ajah, Sangotedo location guide, Igbogbo and Baiyeku, across the lagoon and renting a house in Lagos. Own a property here? List your property on Cabans.