Land Titles in Nigeria Explained: C of O, Excision, Gazette & More (2025 Guide)

So you want to buy land in Nigeria—but the seller says it’s “excision in process” or “freehold with deed.” What does that even mean?

Land in Nigeria can be a legal minefield if you don’t know the title behind it. Let’s fix that.

This post explains the most common land titles in Nigeria—what they mean, which are safest, and what to avoid.

💡 Why Land Titles Matter
Before you buy any land, you need to know who actually owns it, and if the government recognizes that ownership.

Land titles are like ID cards for land. They tell you:

If the land is government-owned

If it’s free for private purchase

If it’s been properly documented

If you’ll have ownership issues later

1. C of O (Certificate of Occupancy)
✅ Strongest Title in Nigeria

This means the land has been officially allocated and documented by the government. You’re recognized as the legal occupant.

Issued by the state governor

99-year lease (renewable)

Makes the land bankable

💥 Pro tip: If you’re buying a house or land with C of O, you’re safe—just verify it’s not fake.

2. Gazette
✅ Second strongest (for excised land)

A gazette is a government record that confirms a village or family land has been officially released (excised) by the government.

If a plot is in a gazetted area, it’s safe to process a C of O later.

🧾 Ask for the gazette copy + page reference to confirm!

3. Excision in Process
⚠️ Proceed with caution

This means the community or owner is asking the government to release the land for private use—but it hasn’t been approved yet.

Some lands eventually get gazetted, others don’t.

Low prices now, but risky

Can be regularized in future

Ask to see application documents

4. Deed of Assignment
🟡 A deed is a transfer document—not a title on its own.

It shows that the current owner is transferring the land to you.

💡 Use only when buying from someone who has an existing valid title like C of O or Gazette.

5. Freehold
🔍 Common in Ogun and rural areas

Freehold means the land was inherited or owned under customary law, not allocated by the government.

Sometimes valid

Often lacks government documentation

You can regularize it into a proper title

🚨 Red Flags to Watch Out For
“Family receipt” only, no deed

“Excision in process” with no documents

No survey plan

No layout or allocation

✨ Want Land with Verified Titles?
Here are 3 Conquerors Intl properties with secure documentation:

Diaspora Villa, Owode: Deed + Registered Survey — ₦2.4M

Patmos Estate, Agbara: Gazette + Deed — ₦1.5M

Harmon Dew, Owode: Survey + Layout plan — ₦700k

👉 Secure yours now:
📩

Summary: Which Title is Best?
Title Type Safety Comments
C of O ✅✅✅ Best & safest title
Gazette ✅✅ Great; excised land
Excision in Process ⚠️ Wait or verify status
Deed Only ⚠️ Accept only if title-backed
Freehold ⚠️ Verify and regularize

Final Tip
Always ask for original documents. Visit the land. Involve a real estate expert. And don’t pay in full without verifying the title.

Conquerors Intl is a verified Nigerian real estate company helping buyers understand land titles and own plots with secure documents like C of O, Gazette, or Registered Survey in Lagos, Ogun, and beyond.