Igbogbo, Ikorodu: Area Guide for Renters and Buyers

Igbogbo is a town in Ikorodu Local Government Area of Lagos State, and the headquarters of Igbogbo-Baiyeku Local Council Development Area. It lies south-east of Ikorodu town, close to the Lagos Lagoon, and is reached by Igbogbo Road. Baiyeku, which many listings spell Bayeku, is its lagoon-side neighbour and has a jetty with boats across to the Ajah side. Both are quiet, low-cost residential communities: indicatively, a 2-bedroom flat in Igbogbo rents for about ₦200,000–₦380,000 a year.

Where is Igbogbo, and which LGA is it in?

Igbogbo is in Ikorodu LGA, in the Ikorodu division of Lagos State. It is in Lagos, not Ogun State, and it is on the mainland side of the lagoon; Is Ikorodu mainland or island? explains how the whole of Ikorodu sits in relation to the rest of the city. Igbogbo-Baiyeku LCDA, with its secretariat in Igbogbo, handles local administration for Igbogbo, Baiyeku and the communities around them.

Igbogbo Road leaves the built-up part of Ikorodu and runs through Igbogbo to Baiyeku at the water's edge. Ebute and Ipakodo, where the main Ikorodu ferry terminal is, lie to the west along the lagoon, and Ijede is further east.

What are Igbogbo and Baiyeku like?

Igbogbo is an old Ikorodu community with its own traditional ruler, a central market and a long-settled core of family compounds. Around that core, new streets of bungalows, small blocks of flats and owner-built houses have spread over former farmland, along with a number of new housing estates selling plots to first-time builders. It is quieter and greener than Ikorodu town, and much of daily life, including schools, churches, mosques, shops and artisans, is local.

Baiyeku is smaller and sits directly on the lagoon. It has a fishing and boat-transport tradition, and its jetty is the reason many people outside Ikorodu know the name. Housing is modest, and conditions change quickly from one street to the next depending on how close the street is to the water.

• Power: public supply is weak across the area, so households depend on generators, and solar is increasingly common on new houses.
• Water: boreholes and wells. Ask about quality, especially close to the lagoon.
• Roads: the main road is tarred, but many inner streets are not, and some become difficult in the rains.
• Flooding: low streets in Igbogbo can waterlog, and lagoon-side streets in Baiyeku can flood in the rainy season.

Indicative annual rents in Igbogbo and Baiyeku

These are indicative ranges for a full year. A newly finished flat on an accessible street sits at the top of the range; an older house reached by an untarred road sits at the bottom.

• 2-bedroom flat in Igbogbo: ₦200,000 – ₦380,000 per annum
• 2-bedroom flat in Baiyeku (Bayeku): ₦250,000 – ₦350,000 per annum

Rooms, self-contained rooms and mini flats cost less, and 3-bedroom flats and whole bungalows cost more. Low rent can be offset by transport and generator costs, so work out the whole household budget, and add the agency fee, legal fee and caution deposit with move-in costs in Nigeria. To see what is available, browse flats for rent in Igbogbo, houses for rent in Igbogbo and houses for rent in Ikorodu.

Buying land or a house in Igbogbo

Most buyers in Igbogbo and Baiyeku are buying land to build on. There is no separate price series for these communities, so use the wider Ikorodu market as a guide: residential plots are advertised from about ₦1,500,000–₦6,000,000 in outlying locations and up to about ₦15,000,000 in better-placed estates, 2-bedroom flats sell from about ₦8,000,000–₦20,000,000 and bungalows from about ₦12,000,000–₦35,000,000.

Much of the land is family land. Deal with the accredited family representatives, have a surveyor chart the plot to confirm it is free of government acquisition, and have a lawyer check the title before you pay. Be careful with estate marketing that promises a title “in process”. Read buying land in Lagos and how to verify a C of O in Lagos before you commit. For a plot near the water, ask how the land behaves in the rainy season and what sand-filling would cost.

Getting around from Igbogbo and Baiyeku

By road, everything goes through Ikorodu. Minibuses, tricycles and motorcycles run along Igbogbo Road to Ikorodu garage and the roundabout, where the Bus Rapid Transit service and other buses run down Ikorodu Road through Mile 12 and Ketu towards central Lagos. That journey is long and depends heavily on traffic, so a daily commute to Ikeja or the Island by road is demanding.

The water is the alternative. Boats cross from the Baiyeku jetty to the Ajah side of the lagoon at Langbasa and Badore, which is far shorter than driving round, and the main Ikorodu ferry terminal at Ipakodo has services towards Lagos Island. Operators, fares and times change, so check the current service, the life-jacket arrangements and the last return boat yourself before you build a routine around it. The other end of the crossing is described in the Badore area guide.

Who Igbogbo suits

• People who work in Ikorodu town, its schools and hospitals, or the Ikorodu industrial area
• Families who want more rooms and a quieter street for a low rent
• First-time builders looking for an affordable plot inside Lagos State
• Remote and hybrid workers who do not travel to central Lagos every day
• People who work on the Ajah and Lekki side and are comfortable with the boat crossing

What to check before renting or buying in Igbogbo

• The street in the rains: visit after sustained rain and ask neighbours how high water has reached.
• The last stretch of road: check that a car or tricycle can reach the gate all year.
• Power and water: ask about the meter, generator arrangements and borehole quality.
• Evening transport: find out when the last vehicles run from Ikorodu garage to your street.
• Land title: confirm the family, the survey and the absence of government acquisition before paying.

Frequently asked questions

Related guides

Browse the Igbogbo area guide, the Bayeku area guide and the Ikorodu area guide. Related guides: Ikorodu location guide, Is Ogijo in Lagos or Ogun?, Badore, Ajah, best areas to buy land in Lagos and renting a house in Lagos. Own land or a house here? List your property on Cabans.