Epe is booming — new roads, the airport project, industrial expansion. But behind the shiny adverts and “buy now” banners lies a dangerous reality: illegal estates, violent land grabbers, and massive government acquisitions that are catching unsuspecting buyers off-guard.
Right now, Epe is facing serious land problems that you CANNOT ignore.
If you are planning to buy land in Epe in 2026, you must slow down, be careful, and verify everything — or you may lose your money.
What’s happening in Epe today is bigger than marketing ads and site inspections.
These are developments every investor MUST understand before committing a single naira.
Let’s break them down.
1. Government Crackdowns Are Increasing — Many Estates Are Now Illegal
In the past few months, the Lagos State Government has:
- listed 176 estates as illegal across Epe, Ibeju-Lekki and Eti-Osa
- Full enforcement against illegal land reclamation
- seized equipment from unapproved developers
- issued warnings to the general public to stop buying lands without proper approvals
This means:
Some of the estates people paid for between 2020–2024 are NOT recognized by the government.
Their layouts were never approved.
Their documentation is incomplete.
Their land is under acquisition.
If your land falls into any of these categories, your plot may be at risk.
2. Full Enforcement of Illegal Land Reclamation Begins (Effective October 15, 2025)
According to the Lagos State Ministry of Environment, a 7-day ultimatum expired, and the government is now actively:
- demolishing illegal reclamation sites
- seizing equipment
- prosecuting developers
- warning buyers to STOP purchasing from unapproved operators
If your estate sits on reclaimed land without EIA or drainage approval, you are at high risk.
3. Land Grabbers Are Aggressively Invading Epe Communities
In the past few months, Epe has experienced violent incursions by land grabbers (Ajagungbale), especially in:
- Owu-Ikosi
- Ikosi-Ejirin
- Imofa axis
- Abomiti-Nla and surrounding villages
Traditional rulers and community chiefs revealed:
- armed men are taking over farms
- residents are being extorted
- sawmill buyers are blocked and taxed
- gunshots have become frequent
This is a major red flag for buyers purchasing directly from “families” or “omo-onile agents”.
4. Massive Government Acquisition Under the Epe Mixed Development & Labour City Scheme
The Lagos State Government and NTDA have announced that large areas of Epe fall under:
- Epe Mixed Development Scheme
- Labour City Scheme
The government confirmed these were created to sanitize illegal developments and prevent haphazard land sales.
This means:
Some lands currently being sold in Epe belong to the government — NOT to families or estate companies.
Many sellers may not even know their land has been acquired.
5. Lagos Assembly Orders Compensation for Affected Epe Communities
A petition from Oriba and Ladaba communities pushed the Lagos Assembly to summon the Lands Bureau.
Key outcomes:
- 2,000 hectares approved as compensation
- 68 communities to receive excision/allocation letters
- Certificates of Occupancy to be ready within one month
This shows ongoing active land regularization, meaning buyers MUST confirm if their land falls into the “to-be-compensated” category.
Why You Should Be Concerned— And Act NOW
If you already bought land in Epe or you plan to, here’s the truth:
1. Your estate might be on the illegal list
Most buyers do not check layout approval.
Many estate companies won’t tell you.
2. Land grabbers are more coordinated than ever
Reports confirm:
- intimidation
- extortion
- armed men enforcing “territories”
- forced sales
Buying from community lands without proper verification is a ticking time bomb.
3. Government acquisitions can render your purchase useless
If your land falls inside a government scheme:
You cannot build.
You cannot fence.
You cannot sell.
You cannot refund easily.
4. Prices may crash for risky areas
As crackdowns continue, many estates will lose value.
Others will increase rapidly.
This is why due diligence must be faster than your desire to buy cheap land.
Especially:
- Approved survey
- Layout approval
- Deed of Assignment from the rightful family
- Gazette/Excision status
- Proof of land ownership continuity
If they hesitate — run.
How to Safely Invest in Epe Right Now
1. Do Advanced Due Diligence (Not Ordinary Checking)
You must confirm:
- the land is not under government acquisition
- the layout is genuinely approved
- the family has full rights
- the land is not part of NTDA schemes
- there are no active disputes
- the estate is not on the illegal/blacklisted list
A professional land verification is not optional.
2. Avoid Buying Land Directly From Communities Without a Lawyer
Because some of the same communities are battling land grabber infiltration.
Always involve:
- a real estate lawyer
- a land surveyor
- verification agents who know the area
3. Cross-Check Every Claim Developers Make
If a developer says:
- “Gazette is coming”
- “We have excision in process”
- “Government will approve soon”
Ask for:
- reference numbers
- published approvals
- surveyed coordinates
- physical documents
If they can’t show verifiable paperwork, don’t proceed.
4. Move Quickly When You Find a Verified, Safe Estate
Because:
- compliant estates will jump in price
- lands with full approvals will sell out faster
- government schemes will reduce available free land
- buyers will shift demand to the “safe zones”
So urgency still exists — but only for the right lands.
Final Word: Epe Is Not Bad — But You Must Be Smart Right Now
Epe is one of the best long-term investment areas in Lagos.
But the situation on the ground right now requires wisdom, patience, and proper verification.
Do not rush.
Do not buy because of social media hype.
Do not buy because “everyone is buying.”
Buy because the land is clean, verified, documented, and safe for development.
Final Take: Epe Is Still a Goldmine — But Only If You Buy Smart
Epe remains one of the fastest-growing corridors in Nigeria.
But the land crisis is REAL, and the government is not slowing down.
Buyers who take verification seriously will build wealth.
Those who rush into cheap, undocumented lands will lose money.
If you want to invest confidently, you MUST move urgently — but wisely.
FAQ: Buying Land in Epe Lagos
1. Is it still safe to buy land in Epe in 2025?
Yes, it can be safe — but only if you carry out full due diligence. Epe currently has issues with illegal estates, government acquisition, and land grabbing, so buyers must verify approvals, ownership, and acquisition status before paying. Safe lands exist, but you must confirm them properly.
2. Why are so many estates in Epe now considered illegal?
The Lagos State Government recently blacklisted 176 estates for lacking layout approvals, selling acquired land, or building without permits. Many developers either did not secure proper documentation or sold land under government schemes unknowingly. Always check the approval status before buying.
3. How do I know if an estate in Epe is illegal or under acquisition?
Request and verify these documents:
- Layout Approval
- Excision or Gazette
- Red Copy Survey
- C of O (if available)
- NTDA verification
- Lagos Land Bureau search
A professional verification report will confirm if your land is free or acquired.
4. What areas in Epe currently have land grabbing issues?
Reports highlight active land grabbing in:
- Owu-Ikosi
- Ikosi-Ejirin
- Abomiti-Nla
- Imofa axis
If you’re buying land around these communities, extra caution and legal verification is required.
5. What is the Epe Mixed Development Scheme and how does it affect land buyers?
The Epe Mixed Development Scheme and Labour City Scheme are government-led projects covering large portions of Epe. Lands inside these schemes cannot be sold privately, even if families or developers attempt to sell them. Buyers must confirm scheme boundaries before purchasing.
6. Can I get a refund if I discover the estate I bought in Epe is illegal?
Refunds depend on the developer’s terms and whether they knowingly sold illegal land. Some offer buy-back options, while others do not. Legal action may be necessary if the developer is uncooperative. This is why verification before purchasing is crucial.
7. What documents should I request before buying land in Epe?
For your safety, request:
- Survey Plan
- Family Deed / Deed of Assignment
- Layout Approval
- Gazette / Excision details
- C of O (if available)
- Title search from Land Bureau
- NTDA confirmation
Do NOT rely on verbal promises like “Excision in Process.”
8. Is buying family land (omo-onile land) in Epe advisable?
Not without strong legal support. Many Epe families are currently facing internal disputes and land grabber infiltration. If buying family land, ensure you:
- involve a lawyer
- verify ownership lineage
- confirm no community petition exists
- secure multiple signed consents
9. Why is due diligence important when buying land in Epe?
Due diligence helps you avoid:
- government acquisition
- illegal reclamation sites
- blacklisted estates
- double allocation
- land grabber disputes
- loss of investment
It is the only way to buy safely in Epe right now.
10. Which type of lands in Epe are the safest to buy today?
The safest lands are those with:
- C of O
- Gazette
- Registered Excision
- Approved Layouts
- Verified Freehold family lands (with confirmed ownership)
Stay away from estates without clear title or ongoing disputes.
11. Will land in Epe still appreciate despite these issues?
Yes. Once the government finishes sanitizing the area, verified and approved estates in Epe are expected to rise sharply in value. The key is buying clean, verified land, not just any “cheap” land.
12. What should I do first before buying any land in Epe?
Your first step is full verification, not payment or inspection. Verify the land’s:
- title
- ownership
- approval
- status (free or acquired)
- community disputes
This must happen BEFORE committing financially.
