One Friday afternoon, I got a call from a client named Bode. He was stuck in traffic around Ajah, tired of the mainland-to-island commute. “Dennis,” he said, half-laughing, “I don’t want Lekki Phase 1 wahala. I just want peace. Somewhere I can build and still breathe fresh air.” I smiled and replied, “Let’s talk about Awoyaya.”
Now, Awoyaya isn’t the kind of place that screams for attention. It’s more like that quiet cousin who’s doing well in life, just not loud about it. Tucked along the Lekki-Epe Expressway, just after Sangotedo and before Lakowe, Awoyaya has been gaining quiet popularity, especially among families, first-time landowners, and investors who know what to watch for.
So what’s it really like living in Awoyaya? Let’s break it down.
The Location Advantage
Awoyaya is part of the Ibeju-Lekki corridor, a region Lagosians now refer to as “the new Lagos.” While I wouldn’t call it the next Victoria Island, it does hold its own charm. Being situated along the expressway means you’re not too far from the major action, but you’re also not buried in it. That balance is what draws people in.
The location is strategic—close to the Novare Mall in Sangotedo, not far from the Lakowe Lakes Golf Resort, and about 15–25 minutes drive to key commercial hubs and the Lekki Free Trade Zone axis. For people who work remotely or don’t need to go to VI every day, Awoyaya feels just right. There are supermarkets, local markets, schools, and clinics nearby. You’re not isolated, but you’re not cramped either.
In fact, many Lagosians who moved to Awoyaya say it gave them back something the city took—space. Compound space, breathing space, thinking space.
The Good Life: What Works Well in Awoyaya
Living in Awoyaya comes with a lot of soft wins. One, it’s still relatively affordable when compared to its neighbours like Ajah or Sangotedo. This affordability means you can actually buy land, build your dream home, and still have money left to furnish it.
Two, the neighbourhood has a more suburban rhythm. It’s quieter. The noise of buses fighting for lane space, the never-ending honking—those things reduce drastically once you pass Sangotedo. The presence of estates like Richland Gardens, Mayfair Gardens, and Meridian Park Estates have also helped to shape Awoyaya into a well-planned residential area.
There are good schools in the area too—Greensprings School is just a few minutes away. So, for families, that’s a huge plus. Children can attend reputable schools without needing to face two-hour traffic every day.
Security in gated estates is decent. Most residential zones are managed by property developers or estate management bodies who take their job seriously. Constant security patrol, estate gates, and community WhatsApp groups where people report suspicious activities help to keep residents alert.
It also doesn’t hurt that Awoyaya is less flood-prone than deeper parts of Lekki. That alone makes it a more attractive option for cautious buyers who are tired of paddling canoes to their front gate during rainy season.
The Frustrations: What’s Not So Great?
Now, let’s not romanticize it. Living in Awoyaya has its rough edges. The traffic heading toward Victoria Island in the morning can still be frustrating. If your work demands daily commuting to the Island core, prepare for those occasional traffic-induced headaches.
Another thing is infrastructure inconsistency. While some parts of Awoyaya are beautifully developed—tarred roads, drainage systems, regular power supply—others still battle with patchy roads and unreliable electricity. The quality of life depends largely on which estate or part of Awoyaya you’re in. If you’re outside the major estates, you might face water supply issues or have to invest in boreholes and generators.
Let’s also talk about price inflation. As more people move into Awoyaya, some developers have started placing Abuja-level price tags on small plots of land. So, while it’s still affordable, the upward trend is clear. What sold for ₦6 million three years ago might now be ₦13–15 million, especially in organized estates. And that’s not including documentation costs.
And then there’s the issue of Omo Onile—land sellers who appear suddenly after you’ve paid and want their own “settlement.” While that is gradually fading due to more structured land titling, you still need to work with someone who knows the terrain.
Property Prices and Investment Insights
This is the part that most people lean forward to hear. So let’s get into the money talk.
Currently, the price of land in Awoyaya depends on location, documentation, and estate structure. For instance, land with a government-approved excision or gazette within a secure estate sells for about ₦10–₦20 million per 600sqm. That might sound steep, but compared to Ajah or Chevron where similar land could go for ₦40–₦60 million, it’s still a smart deal.
Plots outside major estates or without solid title documentation can go for ₦5–₦8 million, but you need to tread carefully. What you save now may cost you later in documentation delays or community issues.
Renting in Awoyaya is also reasonable. A standard 3-bedroom flat goes for around ₦1.5–₦2.2 million annually, depending on the estate and facilities. Duplexes, especially those in serviced estates, range from ₦2.5–₦4 million.
From an investor’s lens, Awoyaya is still a goldmine, especially for land banking and buy-build-sell strategies. With development moving steadily toward the Lekki-Epe axis, property values will keep rising. Several smart investors are quietly acquiring land now with plans to cash out in five to ten years when the new Lekki Airport and Deep Sea Port fully shape the economy around this zone.
Should You Move to Awoyaya?
If you’re looking for a place to raise a family, build a home, or simply escape the choking cost of central Lagos without losing access to the city, then yes—Awoyaya is worth it. It offers a rare balance between accessibility, calm, and affordability. But like anywhere in Lagos, you must shine your eyes. Know who you’re buying from. Confirm the land title. Do due diligence.
Bode, the client I mentioned earlier, did just that. Today, he’s building his house in a gated estate in Awoyaya, and every time he sends me updates, he adds: “Dennis, best decision I ever made.”
Living in Awoyaya isn’t perfect. But it’s promising. And in a city like Lagos, where promise often outpaces perfection, that’s more than enough reason to take a second look.
