The cost of obtaining Governor’s Consent in Lagos is one of the first questions property buyers and sellers ask when planning a land transaction.
The answer is not simply a fixed percentage of the purchase price.
In Lagos, the applicable charges are generally assessed by reference to the Fair Market Value (FMV) of the property and can include Governor’s Consent, Capital Gains Tax, stamp duty, registration and other applicable charges.
This distinction has become particularly important following the introduction of the Lagos State 2026 Fair Market Value framework, which has significantly increased the official values used in assessing land transaction charges in many parts of the State.
A buyer who budgets only on the purchase price can therefore be surprised by the amount required to complete title perfection.
What Is the Governor’s Consent Fee?
Governor’s Consent is the consent required under section 22 of the Land Use Act for certain dealings with a statutory right of occupancy, including assignment, mortgage, transfer of possession and sublease.
In Lagos, the consent fee is one component of the wider cost of perfecting the relevant land transaction.
The Lagos State Ministry of Lands’ published service schedule lists the Consent Fee on Land Services at 1.5% of the Fair Market Value of the property. It separately lists Capital Gains Tax at 0.5%, stamp duty at 0.5% and registration fees at 0.5%.
Therefore, a buyer should distinguish between the Governor’s Consent fee itself and the total cost of perfecting the transaction.
How Much Is Governor’s Consent in Lagos in 2026?
For a typical land transfer to which the published Lagos State Lands Bureau rates apply, the consent fee is 1.5% of the assessed Fair Market Value.
However, the total government charges associated with the transaction can be higher because other charges are separately applicable.
The published Lagos State Ministry of Lands schedule provides the following rates for land services:
| Charge | Published rate |
|---|---|
| Governor’s Consent | 1.5% of Fair Market Value |
| Capital Gains Tax | 0.5% of Fair Market Value |
| Stamp Duty | 0.5% of Fair Market Value |
| Registration Fee | 0.5% of Fair Market Value |
| Combined percentage-based charges | 3% of Fair Market Value |
These figures should not be interpreted as meaning that every property transaction will always produce exactly the same final bill. Other charges or transaction-specific requirements can apply.
The official assessment for the particular transaction should therefore be treated as the final figure.
Is Governor’s Consent Calculated on the Purchase Price?
Not necessarily.
This is one of the most important points for property buyers to understand.
The Lagos State Lands Bureau’s published schedule expresses the principal land-service charges as percentages of the property’s Fair Market Value, rather than simply the amount stated in the buyer’s agreement.
Consequently, the amount paid for the property and the value adopted for government assessment can produce different figures.
For example, if a buyer purchases a property for ₦100 million but the relevant government assessment places its Fair Market Value at ₦150 million, applying a 1.5% consent fee to the assessed value would produce a consent fee of ₦2.25 million rather than ₦1.5 million.
The actual assessment, however, must be obtained from the relevant government process for the particular property.
What Is the 2026 Fair Market Value Framework?
The Lagos State Government revised its Fair Market Value framework for land transactions in 2026.
The revised framework, commonly referred to as the 2026 Blue Book, took effect from 1 May 2026. Contemporary reporting on the implementation states that the revised values increased the government-assessed values of property in many parts of Lagos, which in turn increased the naira amount payable for transaction-related charges.
The important point is that an increase in the amount payable does not necessarily mean that the percentage rate itself has increased.
Where the applicable percentage remains the same but the government’s assessed value of the property increases substantially, the resulting naira amount also increases.
Why Did Governor’s Consent Become More Expensive in Lagos?
The principal reason for the higher amounts in many transactions is the revision of the official property values used for assessment.
For several years, government valuation benchmarks did not always reflect the substantial increase in market values across Lagos.
The 2026 revision sought to update those values to reflect prevailing market conditions.
As a result, a property that attracts a 1.5% consent fee can generate a much larger monetary charge if the Fair Market Value assigned to it has increased significantly.
This distinction is important because saying simply that “Governor’s Consent has increased from X% to Y%” can be misleading.
The applicable percentage and the assessed value are separate questions.
How Much Would Governor’s Consent Cost on a ₦100 Million Property?
Assuming, purely for illustration, that the government’s assessed Fair Market Value is ₦100 million, a 1.5% consent fee would be:
₦1,500,000
The other 0.5% charges listed in the Lagos State Ministry of Lands schedule would each amount to:
- Capital Gains Tax — ₦500,000
- Stamp Duty — ₦500,000
- Registration Fee — ₦500,000
That gives:
Total of the four percentage-based charges: ₦3,000,000
This is an illustration only. The actual government assessment can differ from the purchase price.
What If the Fair Market Value Is ₦500 Million?
If the assessed Fair Market Value is ₦500 million:
- Governor’s Consent at 1.5% = ₦7.5 million
- Capital Gains Tax at 0.5% = ₦2.5 million
- Stamp Duty at 0.5% = ₦2.5 million
- Registration at 0.5% = ₦2.5 million
The combined amount of those four percentage-based charges would be:
₦15 million
Again, this is an illustration based on the published rates and an assumed Fair Market Value of ₦500 million. It is not a quotation of the amount payable for a particular property.
What If the Property Is Worth ₦1 Billion?
Using the same published rates and assuming a Fair Market Value of ₦1 billion:
- Governor’s Consent = ₦15 million
- Capital Gains Tax = ₦5 million
- Stamp Duty = ₦5 million
- Registration = ₦5 million
The four percentage-based charges would therefore total:
₦30 million
This demonstrates why buyers of high-value Lagos properties should budget for title perfection from the beginning of the transaction.
Is the 3% the Total Cost of Governor’s Consent?
No.
It is more accurate to describe the 3% figure as the combined percentage of the four charges listed above, assuming the particular transaction is assessed under those rates.
It should not be described as a universal “Governor’s Consent charge of 3%.”
The consent component itself is 1.5%.
The remaining 1.5% consists of the separately listed:
- Capital Gains Tax;
- Stamp Duty; and
- Registration Fee.
Other transaction-specific charges can also arise.
Are There Other Costs Besides the Percentage-Based Charges?
Yes.
Depending on the property and transaction, additional costs can arise in connection with:
- Property searches;
- Certified copies of title documents;
- Survey and charting;
- Administrative processing;
- Documentation;
- Professional legal fees;
- Valuation;
- Outstanding ground rent;
- Other statutory obligations; and
- Transaction-specific government charges.
The Lagos State Ministry of Lands’ published service schedule separately lists charges for services such as searches and Certified True Copies.
A buyer should therefore obtain a proper transaction-specific estimate rather than budgeting only for the 1.5% consent fee.
Does the Buyer or Seller Pay Governor’s Consent?
There is no universal rule that automatically determines between the parties who must bear every transaction cost.
The parties can agree on the allocation of transaction expenses.
In many Lagos property transactions, the buyer bears some or all of the title-perfection expenses, but this should not be assumed.
The sale agreement should clearly state who is responsible for:
- Governor’s Consent;
- Stamp Duty;
- Registration;
- Capital Gains Tax where applicable;
- Survey-related charges;
- Outstanding land charges; and
- Professional fees.
The parties should settle these matters before completion rather than leaving them to an informal understanding.
Does the Seller Pay Capital Gains Tax?
Capital Gains Tax is distinct from the Governor’s Consent fee.
The tax implications of a property transaction depend on the applicable tax law, the nature of the transaction and the parties involved.
Accordingly, the parties should not simply treat every amount appearing on a perfection assessment as though it were a fee payable by the buyer.
The sale agreement should clearly allocate responsibility for the relevant taxes and transaction expenses.
Where the transaction has significant tax implications, appropriate tax advice should be obtained.
What Determines the Cost of Governor’s Consent in Lagos?
The final cost can be affected by several factors, including:
1. Fair Market Value
This is one of the most important factors because the published percentage-based charges are expressed by reference to Fair Market Value.
2. Location
Property values differ substantially across Lagos.
A property in a high-value area can therefore attract a substantially larger assessment than a comparable property in an area with a lower official valuation.
3. Size and characteristics of the property
The property’s size, nature and characteristics can affect its assessed value.
4. Nature of the transaction
An assignment, mortgage, sublease, regularisation and other land transactions can have different applicable requirements and charges.
5. Status of the existing title
The title history can affect the steps and costs required to complete the transaction.
6. Outstanding obligations
Outstanding ground rent, previous perfection issues or other liabilities can create additional costs or prevent the transaction from progressing until they are resolved.
Does Governor’s Consent Cost the Same in Every Part of Lagos?
No.
The monetary amount can vary substantially because the assessment is connected to the property’s Fair Market Value.
A property in Ikoyi, Lekki, Victoria Island or another high-value location cannot simply be assumed to attract the same monetary consent charge as a property of a similar size in an area with a substantially lower assessed value.
This is one reason it is misleading to quote one naira figure as “the cost of Governor’s Consent in Lagos.”
Can an Agent Tell You Exactly How Much Governor’s Consent Will Cost?
An agent can provide an estimate, but the buyer should not treat an informal estimate as the official assessment.
The proper figure should be based on the applicable government assessment for the particular transaction.
A buyer should also ask for a clear breakdown showing:
- Consent fee;
- Capital Gains Tax;
- Stamp duty;
- Registration;
- Other statutory charges; and
- Professional charges.
This prevents a buyer from being given one large figure described simply as “Governor’s Consent.”
Why Buyers Should Budget for Consent Before Buying Property
The cost of title perfection can be substantial, particularly for high-value properties.
A buyer who spends the entire available budget on the purchase price and only afterwards discovers that several million naira are required to complete perfection can face unnecessary financial pressure.
The better approach is to calculate the expected acquisition and perfection costs before committing to the transaction.
The buyer should consider:
Purchase price + statutory charges + professional fees + other transaction costs = realistic acquisition budget.
Should You Avoid a Property Because Governor’s Consent Is Expensive?
The cost of perfection should certainly be considered as part of the financial implications of the transaction.
However, a buyer should not respond to a high perfection cost by simply abandoning the legal requirements.
Where consent is required, the consequences of completing an alienation without the required consent are serious. As discussed in our earlier article on Governor’s Consent, section 26 of the Land Use Act provides that a transaction or instrument that purports to confer an interest contrary to the Act is null and void.
The correct response to an unexpectedly high assessment is to understand the assessment, verify the figures and obtain appropriate legal advice—not to treat perfection as optional.
How to Reduce Unexpected Property-Perfection Costs
A buyer can reduce surprises by taking the following steps before completing the purchase:
Conduct title due diligence early
Do not wait until after payment to discover that the property has an outstanding perfection issue.
Establish the property’s assessed value
Obtain a realistic understanding of the Fair Market Value that will apply to the transaction.
Request a breakdown of expected charges
Do not accept a single unexplained figure.
Clarify responsibility in the sale agreement
The contract should identify which party bears each relevant cost.
Check for outstanding liabilities
Outstanding land charges, ground rent and previous title-perfection problems should be identified before completion.
Use an independent property lawyer
A lawyer representing your interests can review the transaction and identify title and cost issues before you become financially committed.
Common Questions About Governor’s Consent Cost in Lagos
Is Governor’s Consent 1.5% in Lagos?
The Lagos State Ministry of Lands’ published service schedule lists the consent fee on land services at 1.5% of Fair Market Value. This is the consent component itself, not the total cost of perfecting a land transaction.
Is the total cost 3%?
The published schedule separately lists consent at 1.5%, CGT at 0.5%, stamp duty at 0.5% and registration at 0.5%, producing a combined 3% for those four percentage-based charges. Additional transaction-specific costs can apply.
Is the 3% calculated on the purchase price?
Not necessarily. The published rates are expressed by reference to Fair Market Value. The government’s assessment therefore matters.
Has Governor’s Consent become more expensive in 2026?
The monetary amount payable for many transactions has increased because Lagos revised the Fair Market Value framework used in assessing land transaction charges. The revised framework took effect from 1 May 2026.
Can I avoid Governor’s Consent because it is expensive?
No, not where the transaction legally requires it. The requirement under the Land Use Act is not optional merely because the associated cost is high.
Does every property transaction attract exactly the same charges?
No. The applicable charges depend on the nature of the transaction, the property and the relevant government assessment.
Conclusion
The cost of Governor’s Consent in Lagos cannot properly be reduced to a single fixed naira figure.
For land services covered by the Lagos State Ministry of Lands’ published schedule, the Governor’s Consent fee is 1.5% of the Fair Market Value, while separate charges are listed for Capital Gains Tax, stamp duty and registration. Together, those four percentage-based charges amount to 3% of the assessed Fair Market Value.
The 2026 revision of Lagos’ Fair Market Value framework has made the monetary cost of property transactions substantially higher in many areas because the values used for assessment have been revised upwards.
The important lesson for property buyers is therefore simple: do not budget for a Lagos property based only on its purchase price. Find out the likely title-perfection costs before committing your money.
If you are buying property in Lagos and need to know the likely cost of Governor’s Consent, verify the title, review the transaction documents or determine who should bear the perfection expenses, Lexforte Attorneys can assist with the legal due diligence and title-perfection process.