When Wale finally saved up to buy land in Lagos, he thought the hard part was over. He had done his due diligence, checked the location, and confirmed the seller was genuine—or so he thought. But the moment he sat across from the real estate agent, the conversation became a whirlwind of strange words. “This land has excision,” the agent said. “The C of O is in process. The gazette is confirmed but the survey is pending. You can still get your deed of assignment after allocation.”

Wale blinked. “Excuse me… what?”

That’s how it goes for many first-time buyers. Lagos real estate, for all its opportunities, can sound like a foreign language. Some agents speak in terms that sound smart but only confuse buyers who genuinely want to understand what they’re paying for. This confusion has made many people lose interest in buying land or, worse, fall victim to scams because they didn’t truly grasp what was being said.

So today, let’s break it all down — the most confusing land terms in Lagos explained in plain English. Forget the jargon. Forget the intimidating grammar. Let’s talk about what these words actually mean and how they affect you as a buyer.

1. Excision, Gazette, and C of O — The Holy Trinity of Land Documents

If you’ve ever attended a Lagos land inspection, you’ve probably heard someone proudly say, “The land is excised,” or “It’s inside the gazette,” or even “We’re processing the C of O.” These are perhaps the most confusing land terms in Lagos, and for good reason — they’re all connected to one thing: government approval.

Let’s start from the beginning.

In Lagos, all land technically belongs to the government. The Land Use Act of 1978 gives the government ownership and control over land, meaning private individuals only get rights of use, not absolute ownership. However, when a community has been living on a piece of land for generations, the government may decide to release a portion of that land back to them. This release is what’s called an Excision.

Once land has been excised, it is documented in an official government record known as a Gazette. Think of the gazette as a government-published newspaper that lists which lands have been released to specific communities. If a land is “inside the gazette,” it means it’s recognized by the government as belonging to that community. That’s a good sign because it shows the land is legitimate.

Now, when an individual buys part of that excised land, they can go further to apply for a Certificate of Occupancy, popularly called C of O. This is the ultimate government seal of approval. It confirms that you, as the new owner, have legal rights to occupy and use that land for 99 years.

Here’s how it works in simple English:

• Excision is when government says, “Okay, this land now belongs to your community.”
  
• Gazette is where that approval is officially recorded.
  
• C of O is when an individual says, “Now that I bought this part, please recognize it as mine.”

If you understand this “holy trinity” of Lagos land terms, you’re already ahead of many new buyers.

2. Survey Plan, Beacon Numbers, and Coordinates — The Map That Protects You

Let’s move to the next group of confusing terms — survey plan, beacon number, and coordinates. These are the technical backbone of any land transaction. Unfortunately, most buyers ignore them because they sound “too technical.” But these are what actually protect you.

A survey plan is simply a map that shows the exact size, shape, and location of your land. It is prepared by a licensed surveyor. It’s like the “birth certificate” of your land — it identifies your property and makes it unique.

On the survey plan, you’ll find things like the land’s beacon numbers — these are the small concrete or iron pillars planted on the land to mark its boundaries. Each beacon number is registered, so no one else can claim your exact coordinates.

Then there’s the coordinate — these are numerical points (like GPS) that describe the precise position of the land on the map of Lagos State. When you hear “the coordinates fall inside a committed area” or “the coordinates are free,” it simply means the survey has been checked with the government database to confirm whether the land is available for private ownership or already committed to a government project.

So, in plain English:

• A survey plan shows what you’re buying and where it’s located.
  
• Beacon numbers mark the corners of your land physically.
  
• Coordinates confirm if the land is legally free to buy.
  

Whenever you’re about to buy land, always ask for the survey plan and verify it at the Surveyor-General’s office. That small piece of paper can save you from million-naira mistakes.

3. Deed of Assignment, Allocation, and Land Receipt — Proof That You’re Truly the Owner

Imagine buying a car without collecting the receipt or changing the name on the car documents. Sounds risky, right? That’s exactly what happens when people buy land but don’t properly document the transaction.

After payment, the most important document you should collect is the Deed of Assignment. This is a legal agreement between the seller and the buyer, stating that the seller has transferred ownership rights of the land to you. It usually contains details like the land’s description, the parties involved, the amount paid, and the date of transfer.

But here’s where it gets tricky. Many people confuse the Deed of Assignment with the Allocation Letter or Land Receipt.

A Land Receipt is simply proof that you’ve paid money for the land — like a normal receipt when you buy something. The Allocation Letter is usually issued by an estate company or government agency to show that a specific plot has been allocated to you after payment. But neither of them proves legal ownership. They’re more like evidence of transaction.

Only the Deed of Assignment, when signed and properly registered at the land registry, proves that the ownership has been transferred.

So, when you buy land, your process should ideally go like this:

• You make payment and receive a receipt.
  
• The land is allocated to you, often shown by an allocation letter.
  
• Then you collect your Deed of Assignment, which legally seals the transfer.
  

In simple English:
The receipt says you paid.
The allocation letter says “this is your plot.”
The deed of assignment says “you own it legally.”

Many Lagos buyers stop at the first or second stage, thinking they’ve arrived. That’s where the trouble starts.

4. Family Land, Government Acquisition, and Committed Land — The Silent Traps

Now, let’s talk about the part of Lagos real estate that gives even seasoned investors a headache: family land and government-acquired land.

Family lands are lands originally owned by indigenous families or communities. In some cases, these families sell pieces of their land to individuals or developers. While this can be legitimate, it’s also where most land disputes arise in Lagos. Why? Because sometimes, not every family member agrees to sell, or the same piece of land is sold multiple times to different buyers.

You might see a land sold by one branch of a family today, and tomorrow another branch appears claiming ownership. If the land isn’t excised or properly gazetted, the government still considers it acquired land, which means you don’t have the legal right to occupy it.

Now, within government-acquired lands, there are two major categories: committed and global acquisition lands.

If a land is committed, it means the government has already assigned it for a specific project — maybe a road, school, or housing scheme. That land is gone. You can’t buy or claim it, no matter what story you’re told.

If it’s under global acquisition, it means the government has taken control but hasn’t yet decided what to do with it. There’s still hope for that type — it can be released later through excision. But until it’s excised, it’s risky to buy.

In other words:

• Committed land is like a taken seat. You can’t sit there.
  
• Global acquisition is like a seat that’s not yet assigned. Maybe later, maybe never.
  

Before buying land anywhere in Lagos — Ibeju-Lekki, Epe, Badagry, or Ikorodu — always confirm whether it’s free, under acquisition, or committed. The status can make or break your investment.

5. Governor’s Consent, Registered Title, and Perfection — The Final Layer of Ownership

So, you’ve got your excised land, the survey plan looks good, and the deed of assignment is signed. Are you done? Not quite. There’s still one more level — the Governor’s Consent.

By law, every land transaction in Lagos must have the Governor’s approval to be fully recognized. This is what’s called Governor’s Consent. It simply means the government is aware of the transfer of ownership from one person to another. Without this consent, the transaction is incomplete in the eyes of the law.

Think of it like transferring a car’s ownership papers at the licensing office. You may have bought the car, but until the government records your name as the new owner, it’s not official.

Now, when you hear that a property has a Registered Title, it means it has passed through this entire process — from excision or C of O to Governor’s Consent — and is recorded in the government’s land registry.

Some professionals call this process “perfecting your title.” It involves registering the deed, obtaining the consent, and paying the necessary fees. It’s not cheap or fast, but it ensures your land can never be challenged.

Many Lagos property owners skip this step because it sounds stressful, but in reality, it’s the step that guarantees peace of mind. If your name is on a registered title, you can use that land as collateral, resell it easily, or even pass it down legally to your children.

So, when you hear someone say, “The land is perfected,” that’s exactly what they mean — it has gone through all the stages and is fully recognized by the Lagos government.

Lagos land terms can be intimidating at first, but once you break them down, they make perfect sense. Each term — excision, gazette, C of O, survey plan, deed of assignment, and governor’s consent — plays a specific role in defining ownership and legality. Together, they form the framework that separates real property owners from victims of fraud.

If you remember nothing else, remember this: a good property deal is not just about location or price — it’s about understanding what you’re buying. Many people get carried away by fancy estate names or beautiful adverts, but the real value lies in documentation.

Back to Wale’s story — after that confusing meeting, he decided to go home and research properly. Months later, when he finally bought his land, he made sure to verify the survey, confirm the excision status, and register his deed. Today, he’s building confidently, knowing his property is secure.

That’s what happens when you understand the most confusing land terms in Lagos explained in plain English.