You’ve probably read the news or at least scrolled past the videos on your timeline of the recent flooding in parts of Lagos State. Streets turned to rivers, cars floating like paper boats, and some unlucky homes completely overtaken by water.
Matter of fact, Tokunbo Wahab, Commissioner for the Ministry of Environment and Water Resources, recently put out a tweet
The cleanup efforts are commendable, but for anyone who rents, owns, or plans to invest in Lagos real estate, the question becomes: what does all this mean for property?
Because if Lagos keeps making the headlines for floods, then homebuyers (both in Nigeria and abroad), landlords, investors, and even young Nigerians just hoping to “japa” back home one day need to think carefully.
Let’s break it down.
Lagos and Flooding: The Uncomfortable Reality
Lagos is a coastal city. About a third of it is barely above sea level. Add rapid urbanisation, blocked drainage, poor waste management, and climate change, you’ve got the perfect storm (literally).
For those abroad who haven’t lived this experience: imagine spending millions to buy a house in Lekki, only for your driveway to turn into a mini-river each rainy season. Not just inconvenient, but scary.
The flood isn’t just an environmental issue. It’s a real estate issue, and it shapes the way Lagosians think about where to live, what to rent, and what to invest in.
ALSO READ: Lagos Moves Against Flooding, Illegal Structures to Give Way
What Young People Are Saying
Scroll through X (Twitter) and you’ll see how young Nigerians are processing the Lagos floods. It’s not just news. It’s frustration, humour, and disbelief all rolled into one.
One user wrote:
“For the first time in my 23 years of existence and maybe 11 years of using maps, I am seeing a flood warning for Lagos. @Talk2Heaven, don’t allow anybody to argue that Lagos is a good place to live, by any measure. Jesus!”
Another added, with weary resignation
For some, the complaint is about failed infrastructure:
Others went straight to blunt verdicts:
“Lagos is so, so overrated.”
And for people who’ve lived in other Nigerian cities, the comparison stings:
“I’ve never seen this kind of flood in Port Harcourt before, no matter how heavy the rain falls. And it rains here every month, throughout the year.”
This is the mood: young people questioning not just the floods, but the very idea of Lagos as the “prime destination” for living, renting, or buying property.
The narrative is shifting and that shift has direct implications for real estate. It sounds like banter, but beneath the jokes lies a serious truth: people are beginning to see location risk as important as price. In the past, the big question was “Is it close to VI?” or “Is it on the Island?” Now, the new question is: “Does it flood?”
ALSO READ: Maiyegun Beach Estate: The Ultimate 2025 Guide to Lagos’s Exclusive Coastal Community
Impact on Real Estate
1. Property Values in Flood Zones
Properties in flood-prone areas may start losing value or at least struggle to appreciate. Buyers are wary, renters are cautious, and landlords may be forced to drop rents to keep tenants.
A luxury duplex in Lekki isn’t so “luxury” when you have to roll up your trousers to get to your gate.
2. Rising Demand in “Safer” Areas
Mainland spots like Yaba, Surulere, Ogudu, Ikeja GRA, or even parts of Ikorodu and Ibeju-Lekki that sit on higher ground might see demand increase. They may not have the glam factor of Lekki, but safety and accessibility matter more when you’re spending hard-earned money.
3. Insurance & Extra Costs
Flood insurance in Nigeria is either expensive or unavailable for certain areas. For homeowners, this means extra risk and extra costs. For investors, it means lower yields.
Sample cost of flood insurance in Nigeria
4. Developer Responsibility
Buyers are getting smarter. Many young professionals, whether in Lagos or in the diaspora sending money back home, are starting to ask developers tougher questions:
How’s the drainage?
- Is the foundation elevated?
- Do you have flood management plans?
- Developers who ignore these will struggle to sell long-term.
For Nigerians Abroad Sending Money Home
If you’re in the UK, US, Canada, or Europe and sending money back home for family or investing in property, the floods should be a wake-up call.
Don’t just look at glossy brochures or 3D renders. Ask:
- Where exactly is the land?
- Does the area have good drainage?
- What’s the track record of the developer?
- Can someone on the ground verify during the rainy season?
Because the worst thing is wiring thousands of pounds or dollars, only to find out your “dream property” is a nightmare every July.
What Can Be Done: Focusing on You, the Buyer
People always talk about what the government should do—build bigger drains, enforce planning laws, invest in infrastructure. Those things are important, no doubt. But let’s be honest: they may take years, and you can’t control when or how they’ll happen.
What you can control is how you buy, where you buy, and the questions you ask before dropping millions on property. So let’s focus on you, the buyer.
1. Do Your Research (the Right Way)
When people say “do research,” it’s not just about checking if the property has a nice brochure. It means digging deeper into:
- Flood history: Ask around—does the area flood every rainy season? Visit during the rains if possible.
- Topography: Is the property on higher ground, or in a low-lying area that water naturally flows into?
- Drainage: Are there proper gutters, channels, and outflows around the estate? Or does water just “gather” with nowhere to go?
- Developer track record: Has the builder delivered other projects in flood-prone areas? Did those properties hold up?
- Neighbourhood checks: Don’t just trust agents—talk to locals, shop owners, or security personnel nearby. They’ll tell you what really happens when it rains.
2. Don’t Be Wowed by Aesthetics
Marble floors, glass staircases, and fancy lighting won’t matter if your living room becomes a pond in July. Prioritise structure and safety over surface-level beauty.
3. Think Long-Term Costs
The “big name” location might impress your friends, but what’s the hidden bill? Constant repairs, furniture replacements, rising insurance costs. Sometimes, choosing a less “flashy” area with better elevation will save you more money (and stress) in the long run.
4. Ask the Hard Questions
Never feel shy to ask your agent or developer directly:
- Does this property flood?
- How’s the drainage designed?
- Can I see past projects you’ve built during the rainy season?
If they hesitate or dodge the question, that’s your red flag.
So, Should You Still Invest in Lagos Real Estate?
Lagos is still the commercial capital of Nigeria, still one of Africa’s fastest-growing megacities, and still a magnet for businesses and talent. People will always need housing here. But the floods mean one thing: the market is shifting.
The new winners won’t just be those who own land in “prime” locations, but those who own land in safe, sustainable ones.
The floods in Lagos are not just a seasonal inconvenience. They’re a signal that the way we think about property must change. For young Nigerians at home hustling to own land, or abroad saving up to invest back home, the message is the same: don’t just buy for the name of the area. Buy for security, resilience, and peace of mind. Because a home isn’t just walls and a roof it’s supposed to be a safe place.
