In a significant move aimed at streamlining land use and ensuring compliance with national infrastructure planning, the Federal Government of Nigeria has announced the suspension of all approved, pending, and planned applications for land allocations and Certificates of Occupancy (C of O) on islands and lagoons across the country. This directive, issued by President Bola Ahmed Tinubu on July 30, 2025, mandates that all such applications be resubmitted to the Office of the Surveyor-General of the Federation (OSGOF) for proper coordination and alignment with the National Geospatial Data Infrastructure Policy (NGDI). The announcement, made public by the Surveyor-General of the Federation, Abduganiyu Adegbomehin, on Sunday, underscores the government’s commitment to curbing unregulated developments and safeguarding the nation’s infrastructural master plan.
Background and Rationale
The suspension of land allocations and Certificates of Occupancy on islands and lagoons is part of a broader effort by the Tinubu administration to address the growing issue of haphazard development in ecologically sensitive areas. Islands and lagoons, particularly in states like Lagos, Bayelsa, and Rivers, have become prime targets for real estate developers due to their scenic beauty and economic potential. However, unchecked development in these areas has led to significant challenges, including environmental degradation, flooding, and conflicts over land ownership. These issues have often been exacerbated by irregular land approvals, backdated titles, and encroachments on public rights-of-way, which have distorted the Federal Infrastructural Master Plan.
The National Geospatial Data Infrastructure Policy (NGDI), which serves as the guiding framework for this directive, emphasizes the need for standardized geospatial data to inform land use planning and infrastructure development. By centralizing the coordination of land allocations through OSGOF, the government aims to ensure that all developments align with national priorities, including urban planning, environmental sustainability, and disaster risk management. The NGDI also seeks to promote transparency and accountability in land administration, addressing longstanding issues such as overlapping titles and fraudulent land transactions.
The presidential directive builds on earlier warnings issued by the Minister of Housing and Urban Development, Ahmed Musa Dangiwa, in December 2024. At the time, Dangiwa raised concerns about unregulated developments along the Lagos shoreline, particularly in areas like Lekki, Victoria Island, and Ikoyi. He issued a one-month ultimatum to developers to regularize their projects or face demolition, citing violations of planning regulations and encroachments on public infrastructure. The minister’s warning highlighted the need for a coordinated approach to land use in coastal and lagoon areas, which are critical to both economic development and environmental preservation.
Details of the Directive
The statement issued by the Surveyor-General of the Federation provides clear instructions for stakeholders affected by the suspension. All approved, pending, and intended requests for land allocations and Certificates of Occupancy on islands and lagoons must now be submitted to the Presidency through OSGOF for proper survey coordination. This requirement applies to both private developers and government agencies involved in land administration. The statement emphasized that OSGOF, as mandated by the Survey Coordination Act, Cap S13, Laws of the Federation of Nigeria 2004, is the sole authority responsible for regulating and harmonizing survey activities nationwide. This legal framework underscores the government’s intent to enforce strict compliance with survey standards and prevent unauthorized developments.
In addition to the suspension, the government has issued a stern warning to developers and property owners. Any developments found to encroach on rights-of-way or carried out without proper survey coordination will face demolition. This measure is intended to deter illegal constructions and ensure that all projects adhere to approved plans. Furthermore, land approvals granted outside the Presidency or OSGOF, including backdated or irregular titles issued by other agencies, will be revoked. This provision targets fraudulent practices in land administration, such as the issuance of titles without proper documentation or authority.
The National Inland Waterways Authority (NIWA), which previously had the authority to grant approvals for shoreline and lagoon projects, has been directed to cease issuing new approvals. NIWA is also required to submit all existing approvals to the Presidency through OSGOF for review. This move centralizes control over land allocations in sensitive areas and ensures that all developments are subject to rigorous scrutiny.
Implications for Stakeholders
The suspension of land allocations and Certificates of Occupancy on islands and lagoons has far-reaching implications for a wide range of stakeholders, including real estate developers, investors, property owners, and government agencies. For developers, the directive introduces additional bureaucratic steps, as they must now resubmit their applications to OSGOF for approval. This process is likely to involve detailed surveys and compliance checks, which could delay projects and increase costs. However, the government argues that these measures are necessary to prevent long-term harm to the environment and infrastructure.
Property owners with existing titles may also face challenges, particularly if their approvals were granted outside the Presidency or OSGOF. The revocation of backdated or irregular titles could lead to legal disputes and financial losses for individuals and companies who believed their titles were valid. To mitigate these risks, the government has urged affected parties to comply with the new directive and submit their documents for review.
For government agencies, the centralization of land allocation processes under OSGOF represents a significant shift in authority. Agencies like NIWA, which previously played a key role in approving shoreline projects, will need to adjust their operations to align with the new framework. This change could streamline coordination but may also create bottlenecks if OSGOF is not adequately resourced to handle the influx of applications.
Environmental and Urban Planning Considerations
The suspension of land allocations on islands and lagoons reflects growing concerns about the environmental impact of unregulated development in coastal areas. Lagos, Nigeria’s economic hub, has seen rapid urbanization in recent decades, with reclaimed land and luxury estates transforming the city’s coastline. While these developments have driven economic growth, they have also contributed to environmental challenges such as coastal erosion, flooding, and loss of biodiversity. Lagoons and wetlands, which serve as natural buffers against flooding, are particularly vulnerable to reclamation activities.
By requiring proper survey coordination, the government aims to ensure that developments in these areas are sustainable and do not exacerbate environmental risks. For example, encroachments on rights-of-way, such as roads and drainage systems, can disrupt urban infrastructure and increase the risk of flooding during heavy rains. The demolition of non-compliant structures is intended to send a strong message that such violations will not be tolerated.
The directive also aligns with broader urban planning goals. The Federal Infrastructural Master Plan, which guides the development of roads, bridges, and other public infrastructure, relies on accurate geospatial data to ensure that projects are implemented efficiently. Uncoordinated land allocations can disrupt these plans, leading to delays and cost overruns. By centralizing survey activities under OSGOF, the government hopes to create a more cohesive and efficient approach to infrastructure development.
Historical Context and Previous Interventions
The issue of unregulated land development in Nigeria is not new. Over the years, successive administrations have grappled with the challenge of balancing economic development with environmental and urban planning concerns. In Lagos, the rapid growth of the real estate sector has led to a proliferation of high-end estates and commercial developments along the coastline. While these projects have attracted significant investment, they have also raised questions about their long-term sustainability.
In 2024, the Minister of Housing and Urban Development’s ultimatum to developers marked a turning point in the government’s approach to the issue. The minister’s warning was prompted by reports of illegal reclamation activities and developments that violated zoning regulations. For example, some developers had reclaimed land in ecologically sensitive areas without conducting environmental impact assessments, leading to concerns about the potential for flooding and other disasters.
The December 2024 ultimatum laid the groundwork for President Tinubu’s July 2025 directive, which takes a more comprehensive approach to the problem. By suspending all land allocations and Certificates of Occupancy, the government is signaling its determination to address the root causes of unregulated development, including weak coordination between agencies and inadequate enforcement of survey regulations.
Challenges and Criticisms
While the government’s directive has been welcomed by some stakeholders as a necessary step to restore order to land administration, it has also raised concerns about its implementation. One major challenge is the capacity of OSGOF to handle the volume of applications that will need to be resubmitted. The office will require adequate funding, staffing, and technology to conduct surveys and process applications efficiently. Without these resources, the directive could lead to delays and frustration for developers and property owners.
Another concern is the potential economic impact of the suspension. The real estate sector is a significant driver of economic growth in Nigeria, particularly in Lagos, where property development contributes billions of naira to the economy. A prolonged suspension of land allocations could disrupt ongoing projects and deter investors, potentially slowing economic activity in the region.
Critics have also pointed out that the directive may disproportionately affect small-scale developers and property owners who lack the resources to navigate the new bureaucratic requirements. Large developers with access to legal and financial expertise may be better equipped to comply with the directive, while smaller players could face significant challenges.
The Way Forward
To address these challenges, the government will need to adopt a multi-faceted approach that balances enforcement with stakeholder engagement. Clear communication about the resubmission process and timelines will be critical to ensuring compliance and minimizing disruptions. OSGOF should also work closely with state governments, which play a key role in land administration, to harmonize policies and avoid conflicts.
Investing in technology and capacity building will be essential to the success of the directive. Modern survey tools, such as geographic information systems (GIS) and satellite imagery, can help OSGOF streamline the coordination process and ensure that surveys are accurate and up-to-date. Training programs for surveyors and other staff will also be necessary to build the expertise needed to implement the NGDI effectively.
Public awareness campaigns can help educate developers and property owners about the importance of proper survey coordination and the risks of non-compliance. By engaging with stakeholders and addressing their concerns, the government can build support for the directive and reduce resistance.
Conclusion
The Federal Government’s suspension of land allocations and Certificates of Occupancy on islands and lagoons is a bold step toward addressing the challenges of unregulated development in Nigeria. By centralizing survey coordination under OSGOF and enforcing strict compliance with the National Geospatial Data Infrastructure Policy, the government aims to protect the environment, safeguard public infrastructure, and promote sustainable urban development. While the directive is likely to face challenges in implementation, it represents a critical opportunity to reform land administration and ensure that development in Nigeria’s coastal and lagoon areas is carried out responsibly. With the right resources and stakeholder engagement, this policy could set a new standard for land use planning in Nigeria, benefiting both the economy and the environment in the long term.
