In Lagos and across Nigeria, buying land is often one of the biggest milestones in a person’s life. It is a dream that symbolizes stability, progress, and hope for the future. But while the excitement of securing land can cloud judgment, there are certain documents you cannot afford to ignore. Among these, the survey plan stands out as one of the most important. Yet, many people still go ahead with land purchases without one. This article uncovers The Truth About Buying Land Without a Survey Plan, explaining what it really means, why it’s risky, and how you can protect yourself.

Let me start with a short story.

In 2022, a man named Kunle, who worked in the oil and gas sector, decided to invest in land at Ibeju-Lekki. The agent assured him that the land was a hot deal and promised that all documents would follow later. Eager not to miss out, Kunle paid in full without asking for the survey plan. Months later, when he finally tried to register the land officially, he discovered that part of the land was under government acquisition. His money was gone, and the land was worthless. His biggest mistake? Not demanding a survey plan before buying.

Kunle’s experience highlights a bitter reality many Lagosians and Nigerians abroad face. Now let’s break it down and expose the real truth.

1. What Exactly Is a Survey Plan and Why Does It Matter?

A survey plan is not just a fancy piece of paper; it is the map of your land’s reality. Prepared by a licensed surveyor, it shows the exact size, shape, and location of the land. It carries technical details such as coordinates, boundaries, beacons, and adjoining landmarks. Most importantly, it reveals the land’s status—whether it is free from government acquisition or not.

Without a survey plan, you are essentially buying blind. Imagine paying millions for land only to later discover that it falls within a road expansion project or a government scheme. The survey plan protects you from such surprises by confirming whether the land is “freehold” (safe to buy) or “acquired” (restricted).

This is why survey plans are not optional—they are legal instruments that give clarity to your ownership. Without one, you have no proof of what you actually bought.

2. The Dangers of Buying Land Without a Survey Plan

The truth is that buying land without a survey plan exposes you to several risks that can wipe out your entire investment. One major danger is encroachment. If you don’t know the exact boundaries of your land, you leave room for neighbors or even the original sellers to claim portions of it. Disputes like this can drag on for years in court.

Another danger is government acquisition. In Lagos, a large portion of land is either committed to public projects or under acquisition. A survey plan is what reveals whether your land is affected. Without it, you may unknowingly build your dream home on land the government will demolish tomorrow.

Fraud is another risk. Unscrupulous sellers often exploit buyers’ ignorance by reselling the same land to multiple people. Since there is no survey to uniquely identify your plot, you may find yourself in endless battles over ownership.

Finally, banks and financial institutions will not recognize land without a proper survey plan. This means you cannot use it for loans, mortgages, or any form of collateral. In essence, land without a survey plan has little to no financial credibility.

3. Why People Still Buy Land Without a Survey Plan

It may seem obvious that no one should buy land without a survey plan, yet it happens every day. Why? The first reason is ignorance. Many first-time buyers simply don’t know how important a survey is. They assume that once money changes hands, ownership is secure.

Another reason is trust. Some people trust the seller, agent, or even family member so much that they don’t bother asking for documentation. Sadly, that trust often leads to regret when issues arise.

Cost also plays a role. Some buyers are eager to cut costs, and when they hear that surveys can be expensive, they postpone it—only to later pay a far higher price when disputes or demolition arise.

There’s also the fear of missing out. In Lagos, land is scarce and demand is high. Buyers often rush to secure plots quickly, thinking someone else will snatch them if they delay. Sellers take advantage of this desperation to push deals without survey plans.

The reality is that every excuse boils down to one thing: impatience. And in real estate, impatience is costly.

4. How to Avoid Trouble: Steps Every Buyer Should Take

The safest way to buy land in Lagos—or anywhere in Nigeria—is to insist on a survey plan before paying. If the seller does not have one, you can engage a licensed surveyor to chart the land yourself before completing the purchase. This simple step saves you millions in the long run.

Once you have the survey plan, the next step is verification. The Lagos State Office of the Surveyor General allows you to verify surveys to confirm their authenticity. This ensures the survey wasn’t forged or manipulated. Verification will also show whether the land is under government acquisition.

It’s also wise to involve professionals. A realtor, a lawyer, and a surveyor each play unique roles in protecting you. A realtor understands the market and knows red flags, a lawyer ensures all legal documents are in place, and a surveyor confirms the physical boundaries and status of the land.

Skipping any of these professionals is like trying to build a house with missing foundation blocks. You might save a little today, but you’ll lose everything tomorrow.

5. The Future of Land Transactions in Lagos

The good news is that Lagos is moving toward more transparency in land transactions. Online systems for verifying survey plans and land titles are being developed to reduce fraud. In the near future, you may be able to check the status of land entirely online before committing money.

This shift will make it harder for fraudulent sellers to deceive buyers. But until then, the burden remains on the buyer to be careful. The truth about buying land without a survey plan will not change: it is a risky gamble that rarely ends well.

If you are in the diaspora, you may feel helpless about these processes. But that’s where professionals like me come in. With the right guidance, you can own land in Lagos stress-free, without falling into traps.

Conclusion

The dream of owning land is beautiful, but it must be backed by wisdom. The Truth About Buying Land Without a Survey Plan is simple: you put yourself in danger of fraud, government acquisition, and endless disputes. A survey plan is your safety net, your proof, and your protection.

If someone offers you land without one, pause. Ask yourself: would you buy a car without a logbook, or marry someone without knowing their real identity? Then why risk millions on land without a survey?

Don’t let impatience or ignorance cost you everything. Verify first, buy later. If you’re unsure how to go about it, get professional help.

I am Dennis Isong, a top realtor in Lagos. I help Nigerians in the diaspora own property in Lagos, Nigeria, stress-free. For questions or guidance, WhatsApp/Call me on +2348164741041.