- Dr. OYELEKE AJIBOYE, CEO Of Efficacy Dev. Plc
The Lagos real estate sector has been facing significant challenges, which has led to increasing skepticism and concern among potential investors. One of the major issues plaguing the sector is the activities of land grabbers, locally known as “Omoonile.” Despite the state government’s efforts to address and sanitize the situation, problems persist.
Recently, Lagos real estate expert Dr. Oyeleke Ajiboye, the CEO of Efficacy Development PLC, shared with City People ISAAC ABIMBADE (08155107955), the several tactics these land grabbers use to deceive individuals, causing them to lose their money when purchasing properties in Lagos. With 20 years of experience in the industry, Dr. Ajiboye offers valuable insights for potential buyers who want to invest in that area of Lagos. Below are key points to consider when purchasing land in Lagos:
Dr Ajiboye started with the first tactic and how Omo Onile use it to defraud buyers. He said “In Lagos, particularly on Lagos Island, from Law School and Maroko all the way to Ibeju-Lekki and Epe, the Lagos State government has acquired all the land in these areas. Anyone claiming to have ownership of land in those locations can only have it through the Lagos State government. This is supported by various gazettes that the Lagos State government published, even during the military regime. Omoonile (landowners) often assert that they have customary ownership of these lands. However, their customary rights were effectively removed when the Lagos State government acquired the land. Following the acquisition, the government attempted to compensate landowners by providing them with excised and gazetted land”.
This real estate guru revealed further how they go about perfecting their fraud. “One deceptive strategy these landowners employ is selling land beyond the boundaries established by the government. For example, if the government allocates them 10 hectares, they might sell land outside this boundary using corrupt professionals—such as some lawyers or surveyors—who help them manipulate coordinates.
To illustrate, consider the coordinates of the Law School. Omoonile might sell land by inaccurately extending the title from Law School all the way to the Civic Centre. Unsuspecting buyers could end up purchasing this land, believing it to be legitimate”.
He revealed further: “Their second strategy occurs when they have sold fake land—essentially government land—to an innocent buyer. When the government steps in, the buyer will come searching for their money, realising they were sold land that wasn’t owned by the seller. The Omoonile quickly rushes to file a lawsuit, claiming ownership based on customary rights and insisting that they are contesting the matter with the government. This convoluted scenario leaves the innocent buyer unable to bring criminal charges against the Omoonile, as the case is now in court and the issue of ownership is being contested.
Moreover, some lawyers know the truth about these land transactions but choose to defend the Omoonile instead, using historical claims of farming on the land dating back to the 1800s. It’s important to note that the Lagos State government acquired all of this land in the 1990s, establishing it as statutory ownership. Landowners had ten years to contest the acquisition, yet they did not.
Additionally, the Omoonile may exploit the police to intimidate the buyers and destabilise their cases, even though police should not interfere in land matters since such issues belong in court. They can seek a seven-day interim injunction, complicating the situation further. Judges should not facilitate these deceptive claims; if the land was not legitimately acquired through the Lagos State government, then the Omoonile should have no standing in court”, he revealed.
According to him, he revealed that this Omoonile will also try as much as they can to frustrate you legally. “They will challenge it in court, wasting the time of the court, the government, and the investors. They continue to deceive the person to whom they sold the land, who is unaware that they purchased government land. The police cannot take action because they claim the matter is in court.
This tactic has become a common strategy among many individuals involved. Most court cases pertain to land disputes or people challenging the government, even when they know their claims are unfounded. If you visit a police station today, especially major police divisions like Alagbon or Lagos Zone 2, you will find that they are primarily focused on settling various land-related cases.
Omoonile have begun to exploit this situation. Ultimately, the person who bought the land—unaware that it was government-owned—ends up in court for years, awaiting a ruling on an injunction that continues to drag out the process. In the meantime, the individual who invested in the land suffers due to the delays, and the Omoonile purposefully frustrate the judicial process to prolong their claims.
Additionally, they may hire land grabbers, who often bring along hoodlums. The mere presence of these hoodlums turns the situation into a police issue. There have been reports of violent incidents, including people being killed on-site or even placing an unclaimed body from a mortuary at the location to create a scene.
One of the perpetrators may then claim that a family member has been killed on the property, which may involve an unclaimed body. These terrible tactics are not known to the police but are crucial for the public to understand. When buying land, regardless of how appealing or trustworthy it may seem, it is essential to approach the process cautiously, as there are individuals who engage in unscrupulous behaviour”.
He revealed his personal encounter with one Omoonile that almost duped him while trying to purchase a land in Lagos. “Many people purchasing land are not aware of the challenges developers face. I personally know someone who introduced me to a piece of land in a strategic location, but I chose not to buy it after praying with my wife and discussing it with my pastor. Shortly after, someone was killed on that land, and the new owner, whose money is now tied up in the investment, faces numerous difficulties”.
Finally, he urged the government to do the needful in sanitising the sector. According to him, “This situation serves as a wake-up call for society to address these issues, from the justice system to the police and the general public. Some individuals are profiting from this chaos—Omoonile and professional land grabbers alike.
To curb the actions of Omoonile, two measures could be effective. First, if individuals know that court matters will be resolved within three months, they might think twice about their tactics. They would understand that they have a limited time frame to either recover their investment or find an alternative solution.
Second, any legal matters involving government land allocation should first be directed to the Ministry of Justice. If the Ministry of Justice contacts the individual who received the government allocation, then the matter can be appropriately addressed.
This is the current state of the industry, and it is making many stakeholders feel powerless. Developers and others with interests in the sector are beginning to withdraw, as no one wants to take unnecessary risks”, he concludes.
