The recent demolition of structures along waterways and flood-prone areas in Abuja is a timely reminder that owning a property is not simply about having a title document in hand.
Following the severe flooding experienced across parts of the FCT in August, the FCT Administration commenced the demolition of structures obstructing designated waterways and drainage channels. The Minister of the FCT, Nyesom Wike, has directed that the exercise extends beyond Maitama to other parts of Abuja as part of efforts to address flooding and enforce the Abuja Master Plan.
For anyone considering purchasing property in Abuja, the lesson is straightforward:
Before you pay for a property, investigate the property — not just the seller.
What should you check?
1. AGIS Search
An AGIS property and legal search should be a fundamental part of your due diligence.
AGIS is the official source of geospatial and land-record information for the FCT and provides property search and verification of land records. Its records include title information and other spatial and property data.
An AGIS search can help establish matters such as:
- The registered interest/title over the property
- The identity of the registered owner
- Existing encumbrances or interests
- Whether the title corresponds with the property being offered
- Relevant land records that may affect the transaction
2. Urban & Regional Planning (URP) Search
A URP/planning search is equally important.
The FCT's Urban and Regional Planning function deals with development applications, planning schemes, interpretation and implementation of development plans, and changes of land use within the FCT.
This is important because a property can have a seemingly valid title but still be unsuitable for the use you intend.
A planning investigation should therefore consider the property's:
- Permitted land use
- Planning designation
- Development parameters
- Location within the relevant planning scheme
- Any applicable restrictions or reservations
3. Development Control Search
Before purchasing a developed property, particularly a building, a Development Control search should also be undertaken.
Development Control is responsible for regulating development in Abuja and ensuring that developments comply with the city's planning framework and Master Plan.
The investigation should establish, among other things, whether the development has the necessary approvals and whether the existing building corresponds with the approved development.
This becomes particularly important where a purchaser is buying a property for commercial redevelopment, alteration, expansion or change of use.
The issue of waterways and flood paths
The recent demolitions bring another consideration into sharp focus: the physical and planning status of the land.
A purchaser should not assume that a property is safe simply because there is a building on it or because neighbouring properties have also been developed.
The FCTA's recent enforcement demonstrates that structures located on designated waterways and drainage channels can become the subject of enforcement action.
This is why proper due diligence should go beyond checking the seller's documents.
You need to establish what the government records say about the land, what the planning scheme permits, and whether the existing development is authorised.
At PropertyFCT, we believe due diligence comes before the deposit.
Before committing substantial funds to a property in Abuja, we recommend that buyers undertake, at a minimum:
AGIS Search + URP/Planning Search + Development Control Search + Title/Legal Due Diligence
The cost and time involved in conducting these checks are small compared with the potential financial consequences of acquiring a property with a defective title, inappropriate land use, planning violation or development restriction.
Property is a long-term investment. Don't just verify who is selling it — verify what you are actually buying.
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