They woke up to the sound of demolition but are now praying that day shouldn’t have come. The demolition ruined their fortunes, caused death, and rendered thousands destitute. The demolition is not taking place in a new city, but in Lagos, the fourth-wealthiest city in Africa after Johannesburg, Cape Town, and Cairo. 

In the early hours in Oworonshoki, Lagos, the tranquillity of dawn is often broken by the sound of heavy machinery rather than typical city noises. Buildings collapsed rapidly, with structures that represented years of effort reduced to rubble in mere moments. Families are frequently left with little more than their immediate belongings and a profound sense of shock. Throughout Africa’s most rapidly expanding urban centre, a significant real estate surge is transforming the city’s appearance. Upscale high-rises are emerging in areas like Lekki, and exclusive communities are being developed along the coastal areas. 

Lagos is dominated by bodies of water, with nearly a quarter of the state’s area being lagoons, creeks, and rivers. The largest of these bodies is the Lagos and Lekki lagoons in the state’s interior, with the Ogun and Osun rivers flowing into them. Specifically in Oworonshoki, the Lagos State Building Control Agency (LASBCA) carried out the demolition of over 100 residences between September and October 2025. Residents estimate that this action impacted approximately 3,000 individuals.

According to residents, although the structures were designated for demolition months prior, no formal eviction warnings were provided, nor were transparent justifications offered. A resident of Oworonshoki, Cynthia Somboyo, who recounted her experience, said, “We simply awoke to the sound of demolition activities. Cynthia, visibly distressed during the demolition, added, “Even when the government decides to demolish properties, there should be appropriate compensation.” According to her, the family residence was inherited from her deceased mother, who had been interred on the property two years earlier. “They showed no regard for our history there; they simply annihilated everything,” she lamented.

Also, Lateef Seun surveyed the wreckage of fractured masonry and contorted metal, with his infant child secured to him. “This land is our heritage. We are not illegal occupants. My mother came from a royal lineage in this area. I lost all my possessions—my electronic devices, my household items.” Having no alternative accommodation, Seun explained that he now roams the neighbourhood seeking facilities to wash. “An individual without a home struggles to maintain clarity of thought,” he said. But the demolition activities in Lagos extended beyond Oworonshoki.

In Mile 12, approximately 300 residences were removed. In the Ikota, Lekki, and Eti-Osa regions, 17 structures situated along the Ikota River corridor were demolished, cited for purportedly obstructing drainage systems. At the International Trade Fair Complex in Ojo, various buildings, including storage facilities and commercial centres, were razed.

Lagos Island witnessed the destruction of the well-known Itafaji Market, resulting in the displacement of thousands of vendors. Furthermore, following a fire on Christmas Eve, the 25-story Great Nigeria Insurance House was slated for demolition by Governor Babajide Sanwo-Olu due to issues regarding its structural integrity. Government demolitions are often linked to urban planning, development initiatives, or instances of illegal construction. 

The Land Use Act of 1978 serves as a federal law that empowers the government to acquire or revoke land rights for projects deemed to be in the public interest. This act ensures that landowners receive appropriate compensation for their properties when such actions are taken.

In Lagos, the Lagos State Urban and Regional Planning and Development Law, along with associated building regulations provide the framework for government-led demolitions. Authorities such as the Lagos State Building Control Agency (LASBCA) and the Lagos State Physical Planning Permit Authority (LASPPPA) are primarily responsible for enforcing these regulations. Structures may be demolished if they are found to contravene urban planning laws, which include a range of violations such as constructing without a valid building permit or neglecting to follow established zoning laws and building codes.

The Lagos State Government maintains that these measures are essential. The Commissioner for the Environment and Water Resources, Tokunbo Wahab, stated that the demolitions were carried out after numerous prior warnings regarding the unlawful encroachment upon waterways. 

“We had previously intervened, but these activities resumed persistently, with properties being sold to unaware purchasers,” Wahab was quoted as saying during an inspection in Ikota.  “Consequently, we have now implemented definitive action,” he said further. He explained that although flooding cannot be entirely eradicated in a coastal city like Lagos, Wahab added that the government has a responsibility to safeguard drainage systems and ensure public welfare.

Nevertheless, the on-the-ground reality of the demolition exercises reveals a severe human impact. At night in Oworonshoki, relocated residents are observed laying out textiles and mats on the exposed earth. Mothers improvise nets to protect their children from mosquitoes. “During the demolition, my daughter inadvertently breathed in teargas,” shared a woman, who identified herself as Iya Ibeji. 

She spoke softly due to concerns about potential retribution. “My baby has experienced a persistent cough since then,” she added. The demolition also affected education facilities. A total of five pre-primary and primary schools, along with at least one secondary institution, were demolished. “Children are now left to play amidst the debris,” the youth chairman for Toluwalase Street, Fatai Ganiyu, said. “There is only a single public school available in this vicinity, and it is quite a distance away,” he added. Residents in the affluent Ikota Villa Estate and Oral Estate Extension recount comparable experiences. Eight properties were either wholly or partially removed to facilitate the widening of a canal.

In Oral Estate Extension, 17 structures bordering the Ikota River were demolished, with numerous additional buildings designated for future action. “My father is unable to sleep,” reported Banji Coker, whose family residence has been marked for demolition. “We are uncertain of the precise timing of their return,” he said. At the Trade Fair Complex, entrepreneur Pascal Okechukwu calculated that his financial losses had exceeded N30 million following the demolition of his storage facility. “We were encouraged to establish ourselves here in the early 1990s,” he stated. “Now we are informed that our structures lack proper authorisation. There should be transparency, rather than the destruction of established investments,” he added. Okechukwu is just one of hundreds of traders affected as a result of the demolition of the Trade Fair Complex. 

Authorities say the construction was illicit. The Permanent Secretary for the Ministry of Physical Planning and Urban Development, Gbolahan Oki, said numerous buildings lacked official permits. He said that, despite an amnesty period being offered, according to him, only a fraction of the population benefited from the opportunity. “Only a small number of individuals availed themselves of this opportunity,” Oki said, adding that “others disregarded all advisories.”

Lagos faces one of the most acute housing crises in Africa, mainly due to demolition, massive population growth, and inadequate infrastructure, compared to other cities such as Cape Town, Cairo, and Nairobi. While cities like Johannesburg and Cairo have made strides in policy responses regarding real estate, Lagos has yet to find a solution amidst rapid urbanisation.

A real estate expert Funke Fasakin said several African cities are performing strongly in the real estate business, such as Nairobi, Accra, South Africa and others, adding that Lagos cannot afford to be left behind. Some experts say that while many African cities face similar housing challenges due to rapid urbanisation, Lagos’s situation is uniquely challenging, requiring urgent policy intervention and innovative solutions.

Housing specialists caution that these demolition initiatives are exacerbating an already critical housing shortage. According to the 2025 State of Lagos Housing Market Report, the state confronts a housing shortfall of approximately 3.4 million units, an increase from 2.95 million in 2016. Additionally, more than 618,000 current residences are deemed unsuitable, insecure, or excessively populated.

While Governor Babajide Sanwo-Olu of Lagos State asserts that his administration has provided more than 10,000 housing units since 2019, the demand for housing consistently exceeds the availability in a metropolis where over 90 per cent of inhabitants rent apartments. Rental costs are continually escalating due to appreciation in property prices and fluctuations in the inflation rate in Nigeria. 

The Executive Secretary of the Association of Housing Corporations of Nigeria, Toye Eniola, estimated that every demolished dwelling in any part of Lagos is likely to accommodate a minimum of five individuals. “This translates to thousands of people becoming displaced. It impacts overall productivity. An individual lacking stable housing struggles to concentrate on their occupation,” Eniola said. 

Also, Non-governmental organisations have similarly voiced their apprehension. Enough is Enough Nigeria  has criticised the demolition exercises carried out. The organisation cautioned that forcing people into destitution at a time of economic crisis amplifies health and societal vulnerabilities.

With its vast potential and population, Lagos, being one of the largest cities in Africa with a water port and an airport, has led many to believe that the demolition exercises have opened a vast market for real estate investors. There is no official figure for real estate companies operating in Lagos. Experts estimate that thousands of real estate companies are operating in Lagos. Registered property development firms, medium-scale estate agencies, small brokers and informal operators are partially meeting the needs of people seeking shelter. 

It was reported that the needs of high-income earners are met mainly. Still, the low-income earners suffer in slums, with their situation often compounded whenever authorities carry out demolition exercises. According to Fasakin Funke, a Customer Fulfilment Manager at Gtext, an influential real estate company operating in Lagos, Abuja, Dubai, the US, the UK, and other wealthy cities worldwide, the shelter needs of the rich are consistently met in Lagos. 

“Their needs are largely met, luxury apartments, gated estates, short-lets,” she said, referring to high-income earners. According to her, the shelter needs of middle and low-income earners are largely unmet in Lagos due to high property prices, expensive rent and limited access to affordable housing. Even though she said the real estate business is thriving in Lagos, she attributed this to rapid population growth, urbanisation, rural-urban migration, and strong demand for housing and commercial properties.

However, Funke decried the demolition exercises, which typically result in financial losses for developers, discourage investors, displace residents, and create market uncertainty. Funke foresees a long-term boom in Lagos’ real estate businesses, despite the demolition exercises. Funke, who acknowledged that demolition encourages better planning and compliance, removes illegal or unsafe structures, advised residents and developers to always do the right thing when acquiring a property or seeking shelter. 

The Executive Director of LIFEPAGE Property and Investments Limited Opeoluwa Oni said the needs of the people when it comes to shelter are multi-layered and segmented. In Lagos, with the demolition, there is social housing demand, which developers alone cannot meet adding that it is largely the responsibility of the government. “Beyond that, there are commercial and market-driven housing needs shaped by emerging business models”. “For example, the rise of short-let apartments, often using two-bedroom units, represents a real business opportunity. 

However, it also comes with social and urban-planning implications, including rising rents and reduced availability for long-term residents,” he said.  Oni, who said in the short term, demolitions by authorities are often seen as a hindrance. “Especially because most developers are self-funded, relying on diaspora capital, NGOs, and foreign direct investment rather than bank or government funding. “Demolitions can create uncertainty and investor anxiety,” Oni said. 

However, in the long term, Oni disclosed that when guided by clear planning laws and transparent enforcement, demolitions can actually become a boom for the sector. Oni said several African cities are performing strongly in the real estate and urban development space. 

According to him, “Kigali stands out for its structured planning and enforcement. Cities in Ghana, particularly Accra, continue to attract investment. Addis Ababa has seen significant development, while Kampala has made notable progress in recent years. “These cities demonstrate that clear regulation, planning discipline, and investor confidence are critical drivers of a successful real estate ecosystem,” he said. 

“Lagos remains one of Africa’s most dynamic real estate markets. Its continued success will depend on regulatory clarity, affordability strategies, structured urban planning, and sustained investor confidence, while learning from best-practice cities across the continent,” he added. 

Lagos Plans New Towns To Decongest City

To avoid further demolition, the Lagos State government said it is considering the development of new towns. This is coming as the city grapples with rapid population growth, limited land and overstretched infrastructure. Lagos has an estimated population of 25 million people occupying just 0.4 per cent of Nigeria’s landmass.  But the commissioner for Physical Planning and Urban Development, Dr Oluyinka Olumide, disclosed that the new town will be developed in collaboration with other developers. He stated this at a public forum held in Lagos. He said the state’s demographic expansion has far outpaced conventional urban planning models, placing unprecedented pressure on housing, transportation, and public services. “Environmental issues are considered for the initiative,” Olumide said, citing disruptions to natural drainage systems in parts of Lagos Island and other districts, which have left communities increasingly vulnerable to flooding. This, residents and investors believed, will bring an estate business boom in Lagos and provide shelter to the homeless.