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L e s s o n 1 | N i g e r i a N L a N d M a r k e t s a N d t h e L a N d U s e L a w o 1 9 7 8 | 1
Lesson 1:Nigerian Land Marketsand the Land Use Law o
1978
Stephen Butler
i N t r o d U C t i o N
Among the main objectives o the Nigerian Land Use Decree o 1978 were:
1) reducing land conicts among citizens; 2) uniying and simpliying land
tenure concepts and land administration procedures throughout the country;
3) achieving a more equitable distribution o and access to land rights or all
citizens regardless o wealth or position; and 4) acilitating greater governmen
control over land use and development. oday, almost 35 years ater adoptiono the law, questions continue to be raised about whether the law has achieved
its objectives, and, i so, whether it has created as many new problems or
Nigerian land markets as it has solved. Tis lesson reviews some o the appare
outcomes o the 1978 Land Use Law (Ch. 202 o the Laws o Nigeria 1990,
amended; herein the Land Law) rom the perspective o how they are afecti
development o ormal land markets in Nigeria.
This series of briefs was produced by the Land and Natural Resource Tenure in Africa Program, in which theWorld Resources Institute is a partner with Landesa. This program was funded by the Bill & Melinda GatesFoundation.
Focus on Land In Africa BriefO C t O b e r 2 0 1 2
Nigeria
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L e s s o n 1 | N i g e r i a N L a N d M a r k e t s a N d t h e L a N d U s e L a w o 1 9 7 8 | 2
B a C k g r o U N d o t h eL a N d L a w
m bu 1900 unl 1978, Nn ln nu vn b vl p ll m.t nclu: cum l n umpzn cllcv np mn mln cl up; ilmc l n cum n n; n p m B clnllcmmn l pv np n un Cn np n n. Nnpnn l blv p mn m, lc un nnl ppl m n nqu pc bcum n clnl l mpnnvmn n pvnn n qubl llcn ln mn czn. in 1977, nnlcmmn c b vnmn u ln nu qun, n, n 1978, Ln L p.
t Ln L nnlz ln, plcnnp n n vn nu bn ll Nn ppl.in ubn , c m b ln b vn c , llcn ln mn b vn c, n nnn-ubn , b lcl vnmn. in ubn, ll p-xn p ln up n , lnl m bnnl u ccupnc. in nn-ubn , cum ln pvun l n cum ccupncm b bn. in pcc, pp b ll nc bn ubn n ulvnlnl n b nl
bn cc ccupnc vncn , c nll l up 99 .
Ln pp b vlbl czn nbun n N, v, vu cc m x pnn n lcn,n ln m b lvl xpnv. alucc n pc m mp cc ln n m l vlp cun, m u Nn ln mc m unmnl pblm. t nclu:1 nqu nuculcc p,n pculn cc vc ln; 2p n ncn nml n ln
m cu b cumbm mnvpcu n cl ncn ; n3 n nucn numb lbl ln l,n ul cnvn pcu p-1978 . Cumbm ncn pcu, ncn n n nucn numb lbl ln l cn ubl b c cn pc Ln L.
wl vv ncl nlz, ll c Nn xpncm u cu bl. N l m cmp 36 n lcpl . t Ln L n Cnun v ncn cn n n ul
n pcu vnn ln ln. s lvl ncn n lnc n n mnv pcuvnn ln ncn. ec pnbl vlpn n mplmnn m n ln . s
pn n n n lnu. sm mn n mplmn n n ppc n lnmnn, vlpn n mnmnn n m ll n mpl n uc ncn c mnv pcu.
M a r k e t i N o r M a L i t ya N d t h e L a N d L a w
t Ln L vl ncnucm ln m vlpmn. , n pv np ln p nbl u n cum ccupnc m b ln n mncn nclun l n m nl cl n cnn vn lcl vnmn. in pnn mn cmmn, p v lb ln buucc n mnvpcu v l nc mn c mpl ln ncn. in n uul qumn pv llncn, bnn cl cnn n ccupnc cn n mn nqu ubmn mulpl cumn ncc u b n vnmnnc, nclun cl cl, lnmn n x cllc.
a cn ucm Ln L, cll cmplx ln ncnpcu, cnbu vbn nml ln m. Pbbl mn 70 pcn ln ncn n N
n nml m. tu Ln L nnlz ll ln, pnn ccupnc n 1978, n ln n bn pcll xpp b nc m, mn n pn n nl bn cc
ccupnc. snc pbl n cunl ln bn cc bpvn cn l pn, n cv m ccupnc. tncn ln n nj ullcncul ml bn p, bu nml n n lc cc ccupnc n cl cnnqu b l n un.
t l mn ncn n c un u cc ccupnc n b n cncul cumnu cl cnn n n. sppv n ncn
cc ccupnc, mm nz m, m ccun n 20 pcn ln ncn. in 2007 nL , n ubn lmn mn 11 mlln ppl, Mn Lnc nl 2,714 pplcn clcnn n ccupnc. wl pcl ul umb pcn ppunv n vlp m n ppln ac, m nvl b nbl um n n ubn z n un pp ul un v n n, bu n fc n cl c.
Mn ccupnc, pccll
pm b Ln L, pv xmpl cmplx mnv pcua 2010 iC-pn u pc bnn vn cnn m cc ccupnc n L un v m unc 240
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L e s s o n 1 | N i g e r i a N L a N d M a r k e t s a N d t h e L a N d U s e L a w o 1 9 7 8 | 3
n n v pplcn l uc b 16 vnmn cl. t uun n v 40 pn jun nu n cl. smnl blv l v lln n b u lnv ll
m, uc un nmn pp ln n ln-m l cnv np upn pmn puc pc n m n. anncn ncnv u llm m puc ncn m cnn pcu quv pplcn m cn ncm xun, n vnc um cn x pmn ll n b vlu m puc.
Cnvn p-1978 cum nnn-ubn n u cc ccupnc m nuc m m cv
b cn lbl l, bu l uc v ll ncnv n mlm. t pcu bnn cc ccupnc m lcl vnmn n nn-ubn cn nvlv up 20 p pn, n c, cn up 2 cmpl pplcn c ul pvn cmplx cn l. onc mlz , lnl ll c m mnv bun ubqunncn, n pnl lln n mlzn. sm cm n un cum ln cn cn n zn m bmn cl cnn n n,
uull bcu n ll m bn vlbl nl ml .
tu nv c pln m nml cn b b, n
Nn m c m nclu un unlbl l n ncn, ccn uc m lqu. snc nmlm n bncl cnnu, u cn b ncn pblm mu b pvn n b cn l vnc b
v cl, nn-cl n ll cumn,mn n pu l m ll.i bcm cmmn n n un ubn m ll pp ln t Pp N sl n n pvn uuln l. Mv, m b n cumn l bcm pv l, mn cnvn p-1978 u m cul.
t ncn nml ln m ml pblm uc : 1 pclunvlpmn mn ln c nn m; 2 unmnn cllcn cun ln c n
ncn ; 3 pvnn mplmnn ln u plnnn n ubvn pcc;n 4 cn n unvn pln l bun. a pcul cncn lcl un nn-ubn n p-ubn nmlncn n p-1978 ln pl cumn n plnn ubvn ln, lnl ll pn ln ll nn pcl n cc,publc mn n vc. in n , plnnn u v bn n pblm b n pp ln ubvnpln cum l nmnl n u qun lnlmml cnv u
cc ccupnc.
in n cmplx pcu, mb n ncn ln mnn. xmpl, pcu cn b pl
mn lc n umn ucn mnmn nmn m, lu nll n cum vc nmn. M p n qumn Nn ln mnn pcum b nncn m
l vlp lcnc m nb ul ll p l n lnu vcn. an, n mnm, ln ncn pcu u u cmplnc ulqumn, uc buln c npmn v x lnpcu cnvnn ccpn cmplnc ul cn b . p pcu c cncn, m n c lnn pcu m mn.
LaNd traNsaCtioN ees
Ln ncn m b m n u
n mnv pcu. wl
ncn n ncl l
cnn Ln L, m b l
n l ln nnl
n n pnl . pcll nclu
n n mp u c qul
2-3 pcn vlu, cpl n
2-3 pcn n ln l pc, n
n cn n m 8-30 pcn
vlu pp, pnn n
. tl l cn n
m 15 pcn v 30 pcn ln
vlu. B nnnl n, m , n ncn
cnbu lvl ln m
nml Nn czn n bun
v pmn.
in 2005, L l cnn
n ln l m n 10
m 16 pcn pp vlu
cun lvl 8 pcn. wl
ncn ucn, ll mn
ln n n l. a
m m, m pnl ln vlp
n nv m ncn
mn cnn n cnx
N m. in unnn up
nnnl nncl c n 2007-2008, nnu
pc ppcn ln n mj Nn
m m xc 30 pcn. gvn
cun nnul nfn 13 pcn,
ll vn pmn ,
pp pucn b l n
nvmn. Mn ml-cl Nn ll
ln lbl vlu n b
n nfn.
h ncn m fc cun
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L e s s o n 1 | N i g e r i a N L a N d M a r k e t s a N d t h e L a N d U s e L a w o 1 9 7 8 | 4
l pp x b n vlu
pp vlm mn uc
vnu n m Nn . in N,
v n ln x. in L,
xmpl, mn lcl pp x
cn vl mll nnul c un
n l, nclun tnmn r x nmpvmn, Nb impvmn
C nucu mpvmn c, n
Ln r un n ccupnc .
o n c, u
puc ncn vnu. in 2001, L
cmbn cun ln c n nl
Ln U C LUC n, , pp
b uccull mplmnn mnnul
vlm pp x upp b n nn
nvn n vlu ll
pp n . t mplmn
mnnul cun pp xn lm
unqu mn , bu n ll.
in bnc lnv uc vnu,
ln ncn cn b nv
u. in L, LUC mn uncn
m 2002 unl 2012 bu , n
nc b 0.05 pcn. in 2008, vnu
m LUC mun bu $1.6 mlln
cmp lm $24 mlln ncn
. in 2011, u mpv cllcn
mcnm, LUC n lm $24
mlln n vnu, quvln cllcn
m ncn . w cn nc, LUC vnu ul xc
vnu m ncn .
P l bn m n m
n mpvn mnv pcu
ln m ncn b mlnn n
mvn unnc unn p.
xmpl, ln u
nn cnn cumn m
vn ubn. in kn ,
ubnl cnn m ln
cn b bn n 1 2 . in 2006,
L mplmn ul ll ubnlcnn b u n 30
pplcn, n vn u b m ccun
30 pcn m ll mn l
b cv, vnc n
pv n pcn m bn
uc. wn ncn cun LUC,
vn L nnunc n 2012
bu m ncu unv
n ml m l ln
cnn n m 8 pcn
6 pcn vlu, n m
m 2 pcn 1 pcn.
a L L o C a t i o N o L a N d
an ucm Ln L l
qunl xpp ln upp
ncn nvmn pjc p 1978,
Ln L mpz llcn ln
cmmn mn m ubnc n n
cl u, n nuc ncn
xppn n -bun ln b
cnnu m xn . t
z pm m ln n
mn Nn pnn n
mn c, nclun mun vcn n
uncmm ln cnll b n
llnn cnnu xpp n
ln. u n Nn ln ncn
cul n, bu m m u
c vnmn ln llcn b
n xppn m ccun l n 1
pcn ncn n n un l
c.
a ncn cmpnn lnn m ln cm
ln vlpmn pjc c u b
vlpmn nc n c
m ln llcn p m c
n czn. Ln cm cn b
nl, cmmcl/nul, n mx
u. s vlpmn nc pln n
nll nucu n n cl llc
ln n nl u u v
mcnm, bu pml b pplcn
vn lcl vnmn. aucn n
cmpv llcn pcu v
bn u b m nl ln
cm, bu uncmmn. t mn
cnn n pplcn n pn
ul cv m n n ln pl m
, bu n lm n numb pl
ml mmb cn cqu n v
cn cmmn.
t Ln L cll cn s
Ln Cmm cmp l n
l ul vn ln llcn
cmm bl, n n
m bl,
v bn ll lnu. M
nl xpc ucm nc cnl
v llcn ln pm
b ncn uc pn
vn. in m , cn n
ln llcn cll cnll b
vn c n ul cn
pqu. t p ll lln
l n cnnc bnn m
cqun vlubl ln. accn
tnpnc innnl glbl Cupn
Bm 2009, 2010, n 2009, n-
Nn p v p bb
ln vc cqu ln , n nl
l ul uv pcv ln
m b b plcl cupn
N ln llcn pm
bl un Ln L c
pblm, ll. wn n vnmn ln
cm pn, cn lv
n, un c m
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L e s s o n 1 | N i g e r i a N L a N d M a r k e t s a N d t h e L a N d U s e L a w o 1 9 7 8 | 5
nml ccupn m nc n n
n cmpun lv pblm.
dlv pblm mm u lu
cmpl ubvn n nlln
nucu. t n un bu b cl
lu n p qu
ln pc nucu cnbun.
gn n p cnbun n
xpcn m n b lv
m , cn ccul pblm. L
un m ln pm m vnmn
lucn pculvl un nucu n
n ln cm, m c lm
nl pnn n pmn m n
v pmn n n m
cllcn cn.
snc mn l vnmn ln vlpmn
cm ull llc bn
vnmn cnl bcu nml
lmn, vnmn m mv nc pc ln xppn
pv ncn u c ln n.
Bu cn v n n ncn numb
p m l ln cnc
vnmn ln cm. Cmpnn
cnc ln l cn b
l, uln n n l m mll
l nv, lu m v
bn ncn cmpnn lvl. Ll
bjcn v l mun, nclun
umn xppn ln
pup lvn pv p n
publc pup un pplcbl l.
s l n ll ln cncn
n n publc-pv pnp
pculv vlpmn. Un
nmn, pv pn n un n
nll nucu, n nbl
vlpmn nc . in cn
, L llc L t
Zn, mx u v 150 qu
lm u L C ll ulml
bb vl blln ll nvmn.
smll, e alnc n cmmun
jnn Vc iln n L C publc-
pv pnp ll ccmm
250,000 n n ln clm
m . M vnmn
cu n ml cl n ncn
nv, bu mll np m
nn n bun p n m.
tul mll c n -up bun
uull n mlv n l
cn m n mx-u nl
pp.
s ln pc blv b ncnl
l n m pc, c m ncu
pculn n un-ulzn. Pc
pcll cmbnn n nucu
c n pc ln l. t
nucu c, b n c cpu,
mn cmpnn pc n m b
nl pc n c nl cm l ncm ppl. sm ln mnn
cl n N m pc
ln n 40 pcn bl pc
quvln pcl n pv cn
m. ncn m mn ln
cpn, n ub c
ln nul p v l n
p l. h n muc ln
pm c n m unp nucu
xpn n pc ub lcn.
all ln n ubjc
vlpmn cvnn qu cpn nv n ln mpvmn n
n. wl n
n pm n ln p
cn vlpmn cvnn,
ul n cl nc. sc n
vlbl n pcl ln p
ln n n pcull numb
n p cn vlpmn
cvnn, bu ncll pcc
blv b p. in c, lu
nc pc l, cupl
lu nc cn n numb
ln n ll n nvul, l
blv ll ncn pculn n
ln, mn Ln L nn
pvn.
t vlpmn cvnn c
n qu n nv n lnmpvmn, bu qu ln
b u cnnuul nc vlpmn
cmpl. Bcu bun lu n
m c, mn vc, ll-lc
cmmcl n nul llc b
m unu n n
l mnn un cnl
nl n. ru llc bu unu
unulz ln cul b uc
n ln vlbl nvmn, bu, n
pcc, mn cul vl
t nl pc n cun c ..,
pp x ln ln pcll
l pu cun l u , n
n v l ll m
cpun unulz ln. t u
l l m pculn n l
n, u xn pblm n
nn ll n cp
vnmn ln pm nc 1978.
L e s s o N s L e a r N e d
t qun ccnll
Nn ul cnnu puu
plc ln xppn n vlpmn
n c ncn cnfc cun
lnl n mnn nl
ln pm. wn Ln L p
n mn bjcv xc cn
v ln llcn n u n uc
pvn xcv pculn n ccumul
ln l n n, n u
cc m ln l p
ppuln. m vnc pn bv
m u bjcv
v n c n bn cv. spculn
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L e s s o n 1 | N i g e r i a N L a N d M a r k e t s a N d t h e L a N d U s e L a w o 1 9 7 8 | 6
p, nclun n ln; cn
n ccumuln mulpl ln n
pzl nc; mn ln n
bn l n ll-cnnc; n
cn m, b ml n nml,
n lnv b ln
pm.
in pc, mn b cvn
bjcv 1978 Ln L m
v bn lc mn ln nvn,
n, n mnn m
nc cl l cmplx
ncn pcu n lu cl
n npnl nc pvn
ncp c pvn
cul b v b lnl. incnv
nucn nuc czn n
ml m n u ccupnc
nvn b l, n ncnv nm ncn c cnbl.
Unl lvl cnl, nucn m n
uc nv n vn mpl
n npn mnv pcu
upp m nvn b l.
excv lnc plc n cn
ncn ln uc
vnu, n l m-n
cun pp x.
s o U r C e s
aun, o. Ll t Pp t Ln U ac n Ppcv. t Ln U ac amnn n Plc implcn, e. o. aun. L: Unl P, 1991.
ap, N.o., J.e. ol, e.s. oln n a.y. on. rul Cmmunl tnu rm n Pv Lnnp n wn N. abu Unv aculu: UNao, 1992.
ann, a.. t ul ln u c 1978. 4 .. L: ann, 2008.
an, smn .a., emmnul o. om, P o. olun n alb a. abun. an evlun inml sc acv n Ubn Ln U Mnmn n su wn N.
spn Cn, XXiii ig Cn, ocb 8-13, 2006, Munc, gmn. Unpubl Cnnc Pp. p://..n/pub/pcn/pcnx.m
a, r. t. N Ln U ac: an an-t envnmnl Juc. Junl o acn L, 53.2 2009: 289-304.
an, rb n Jn M. rmn Ln rn Pc n N. 5 ig rnl Cnnc, Mc 8-11, 2006, acc, gn. Unpubl Cnnc Pp.
p://..n/pub/pcn/pcnx.m.
a, gbn, Ln U hnb L s. L: L s gvnmn P, 2005.
an, a. Ln Cnfc n impmn Cmmun dvlpmn n sun N. incpln Junl o Cnmp rc in Bun, 3.4 2011: 40-58.
Bbln & C. k Cnn rl e dvlpmn n N. L, N, 2004.
p://.bblnnc.cm/cumn/n/_cnn__l__vlpmn_n_n.p.
Cl, a. 2005. Ln , cmmc, n l u n kn. Ln, Lc n s n sunc ac. e. dnl Cumm. tnn: r s P, 2005. 251-265.
ebu, a., P. olml, r. gmn. a n-nunl cnmc cqu m llcn ubn ln n vlpmn n N. hb innnl, 32.1 2008. 121-135.
em, e. e. Unnn Nn ln u c : u n bu. Bnn C : keMs, 1978.
b, y. Ln plc N: u n ppcv. L: obm al Unv P, 1995.
jmun, B. Ln n ruc r: iu Publc Pcpn n acc Ln n N. wp Pn-acn Pmm n Ln n ruc r PaPLrr, Mc
25-26,2002, C, ep. Unpubl Cnnc Pp.
nc, P. U n Cmmn Bn all Nn: Cnqunc 1978 Ln Nnlzn. ac: Junl innnl acn inu. 54.3 1984. 5-28.
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s o U r C e s ( C o N t i N U e d )
gu, J. o. .. Ln nu m n N : vlvn cv ln u plc pv llvn . N : Nn Ln N LnN N, 2003.
ij, U. 2005. Ln u n n nnl un plc N. innnl dvlpmn Plnnn rv, 27.1 2005. 91-111.
implcn Ln-U ac opn n L s. rp pp
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i, L., n i. . Mblub. Pp r n Ln M dnmc: an ecnmc inpn innu Ln tnu tnmn Pc n N. innu Ppl n
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