Infrastructure investments intended to improve connectivity and stimulate economic growth are increasingly driving up property costs in parts of Abuja, forcing households and small businesses to relocate as rising property values fuel a wave of speculation across the capital.
The Abuja property market is recording strong price growth as infrastructure projects by Nyesom Wike, Minister Federal Capital Territory (FCT) Administration, are increasing the value of previously underserved districts.
New roads, bridges, interchanges and other public infrastructure are driving demand for land and housing, while raising concerns about affordability.
Areas that were once considered far from the city centre, including Katampe, Guzape, Jahi, Karsana, Idu, Lugbe, Kuje and parts of Karshi, are attracting more developers and investors as access improves.
The change is most visible in districts that had little infrastructure a few years ago. Property professionals say road construction has become one of the biggest drivers of land appreciation, with prices rising as soon as major projects begin.
Findings by BusinessDay show that major public projects, including new road networks and landmark developments, have significantly increased land values in surrounding communities, triggering steep rent hikes that are putting pressure on residents already grappling with high inflation and rising living costs.
The development underscores the unintended consequences of infrastructure-led urban growth, where improved accessibility and investment opportunities are also accelerating housing costs, particularly in rapidly developing districts of the Federal Capital Territory.
Among those affected is Jumoke Oluwaseun, Head Teacher of First Land International School, Abuja, who said she is preparing to relocate her school after rents in her neighbourhood increased by more than fivefold within a year.
“Do you know that the cost of renting a three-bedroom apartment in my estate is now N5 million? This was the same estate where a four-bedroom apartment rented for about N800,000 before prices suddenly went up.
“It was like landlords were waiting for the completion of the African Medical Centre and the Apo Road project,” she said.
According to her, newly completed apartments in the area are now commanding rents of up to N12 million, making it increasingly difficult for small businesses and long-term residents to remain in the community.
“I run my school in a three-bedroom apartment and I don’t think I can keep up anymore. I have to pay my teachers while ensuring school fees remain affordable.
“If you increase fees by just N10,000, parents complain because there are many schools competing for the same students.
“These rising rents are pushing us away. I will have to move somewhere else and start all over again,” she added.
Her experience reflects a growing trend across parts of Abuja where infrastructure upgrades, while improving mobility and attracting investment, are also driving demand for property and encouraging speculative rent increases.
The impact of new infrastructure is also evident in Abuja’s land market, where developers are rapidly adjusting prices in anticipation of increased demand.
A case in point is the Innovation City-Apo development, located opposite the $350 million African Medical Centre of Excellence (AMCE), which was commissioned in June 2025 and benefits from the recently completed Apo-Wasa road infrastructure.
A review by BusinessDay of the estate’s pricing shows how infrastructure investments have significantly increased land values within months.
During its pre-sale phase in February, plots designated for terrace homes measuring 170 square metres sold for N5 million, while plots for semi-detached houses, penthouses, luxury duplexes, mansions and blocks of flats were priced at N7.5 million, N13 million, N17 million, N24 million and N35 million, respectively.
By July, however, prices had doubled across most categories. A 170-square-metre terrace plot now sells for N10 million, while plots for semi-detached homes rose to N15 million, penthouses to N26 million, luxury duplexes to N35 million, mansions to N50 million, and blocks of flats to N70 million. Large-scale one-hectare plots are now priced at N350 million.
The sharp appreciation highlights how major public investments, including new transport corridors and strategic developments such as the African Medical Centre of Excellence are reshaping Abuja’s property market.
While these projects improve connectivity and attract private investment, analysts say they are also fuelling land speculation, increasing development costs and ultimately pushing rents and home prices beyond the reach of many low- and middle-income households.
Housing experts say the situation highlights the need for governments to complement infrastructure development with policies that protect housing affordability and expand the supply of affordable rental accommodation.
Benjamin Onigbinde, founder and chief executive officer of Sigvent Industrial Cluster Limited said road infrastructure is the biggest trigger for real estate appreciation in Abuja.
According to him, infrastructure investment is changing Abuja’s property market by opening new areas for development.
“For years, areas such as Maitama, Asokoro, Wuse and Garki dominated Abuja’s property market because they had better roads, electricity, water supply and access to government institutions. Today, the story is changing.
New infrastructure projects are opening previously overlooked districts and turning them into attractive investment locations,” he said.
Onigbinde said districts such as Guzape, Katampe, Jahi, Karsana, Lugbe and Idu are attracting more investment because they are now easier to access.
“In Abuja, travel time often determines property value. Once a new road connects a community to the city centre, land prices rise almost immediately. Investors understand this trend and buy early because they expect property values to increase,” he said.
The airport road corridor is one example. Better road infrastructure has encouraged the development of residential estates, shopping centres, hotels and office buildings, while nearby communities continue to attract investors.
He said the infrastructure drive has shifted attention from Abuja’s traditional high-end districts to emerging locations where land was once relatively cheap but is now becoming more expensive.
Aliyu Wamakko, former president of the Real Estate Developers Association of Nigeria (REDAN), said infrastructure development has increased property values but has also made housing less affordable for many residents.
“If you were in Guzape or Katampe three years ago and you visit today, you won’t believe it is the same place. Development is happening quickly, and people are buying properties,” Wamakko said.
He said the trend is spreading to other parts of the FCT.
“Even Kuje is recording higher land and housing prices because infrastructure is getting there. The road linking Kuje to Kwali is already pushing up property values along that corridor.”
According to him, the biggest challenge is that rising prices are affecting low- and middle-income earners more than wealthy buyers.
“Low-income earners now find it difficult to buy land or houses in Abuja. Middle-income earners can still buy, but many depend on bank financing. High-income earners are less affected because they can afford expensive properties in places like Guzape and other prime districts,” he added
He added that most of the new housing developments are targeted at high-income buyers.
“The increase in housing supply is mostly in the luxury segment rather than affordable housing. Yet, the greatest housing demand is from low-income earners.”
While infrastructure is encouraging investment, Onigbinde said it is also creating new challenges.
“Abuja’s property boom also raises important concerns. Rapid development has contributed to rising property prices and rents, making affordable housing difficult for many middle- and low-income earners,” he said
He also warned that improved infrastructure is encouraging land speculation.
“In some areas, investors buy land simply to resell it at higher prices without developing it.
“Attention should also be given to affordable housing communities, transport systems, water supply and proper urban planning. Development should not only increase property prices; it should improve the quality of life for residents,” he explained
To achieve balanced growth, Onigbinde said infrastructure investment should not be limited to high-end districts.
Wamakko also expressed concern that government policies and rising construction costs are making home ownership more difficult.
He said charges such as Certificates of Occupancy, ground rents and development approvals have increased the cost of developing houses, with developers passing those costs on to buyers and tenants.
He also linked rising rents to the increasing cost of building materials, especially cement.
He also appealed to landlords to be considerate.
“There is no way rents can come down if building material prices continue to rise. Cement remains one of the biggest cost drivers in housing. I will appeal to landlords to show a human face in whatever they are doing because everyone is facing the same economic realities,” urging the government to introduce measures that would reduce construction costs.
Despite concerns about affordability, stakeholders agree that infrastructure is changing Abuja’s property market.
According to Onigbinde, infrastructure will continue to determine where property investment flows in the coming years.
“There is little doubt that infrastructure remains one of the strongest forces shaping Abuja’s real estate future. Roads are opening new markets. Connectivity is creating new investment corridors. Public utilities are increasing land values,” he noted
As Abuja expands, the experts say districts benefiting from new infrastructure are likely to record further increases in property values. However, they note that sustaining growth will require policies that also promote affordable housing so that more residents can benefit from the city’s development.
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