African Journal of Housing and Sustainable Development

Land Degradation in Nigeria: An Exploration of the Regulatory Framework for Land Resources Management in Ogun State

Tolulope Adetayo Fajobi — 2025-12-11

Nigeria’s infrastructure deficit has become acute because of the country’s burgeoning population, The Public-Private Partnership (PPP) model, under labels such as Private-Finance Initiative (PFI) and Build-Operate-Transfer (BOT), has been touted as the solution to the funding and other challenges confronting the country with regard to infrastructure development, This research sought to examine stakeholder experiences and perceptions on the benefits, abuse and challenges of deploying PPP for infrastructure procurement. The stakeholders investigated were in Lagos and Ogun States of Nigeria, although some of the experiences transcended the two states. Copies of the questionnaire were purposively administered to 115 professionals drawn from the built environment as well as from the legal and financial sectors of the Nigerian economy; the professionals were from the private and public sectors. Eighty-six (86) copies of the questionnaire were returned, with the data subjected to descriptive and inferential statistical analyses. Ranking highest among the list of thirteen identified challenges investigated was ‘political interference outside the agreed rules of running the PPP framework’, while ‘inability to initiate or package PPP projects’ ranked least. The most significant form of abuse or disadvantage was ‘embezzling of public funds and reinvesting in PPP as private-sector investor’, while the least significant form of abuse was determination of the concession period. The inferential statistical analyses found no significant difference between both sectors in the assessment factors except in the matter of ‘more careful approach in investing funds in infrastructure’. It is therefore recommended that there should be a continuous audit of stakeholder perceptions on various PPP issues that can form the baseline for impactful improvement and intervention in PPP projects.

Evaluating the Factors Affecting Sustainable Land Accessibility for Real Estate Development in Benin City, Nigeria

Bernard Adjekophori — 2025-12-11

Access to land, apart from being a fundamental human right, is also a core objective of the Sustainable Development Goals (SDGs) of the United Nations. Achieving this right appears to have defied all sustainable strategies, making the provision of adequate and affordable housing a herculean task, thus putting it out of reach for poor and middle-income households. This survey-based study evaluates the factors affecting effective and sustainable access to land for real-estate development in Benin City, Nigeria. Using a cross-sectional survey design, the study adopted random and purposive sampling techniques, with a well-structured 5-point Likert questionnaire to sample 236 respondents, comprising 210 household heads/owners of properties and 26 heads of firms in the estate surveying sector. Data collected were captured in the Statistical Package for Social Sciences (SPSS Version 20) and were analyzed using Mean Item Score (MIS), Standard Deviation (SD), Relative Importance Index (IRR), Factor Analysis (FA), and Spearman`s Rank Order Correlation Coefficient to test the study’s hypothesis. Findings showed a significant statistical relationship between land accessibility methods and real-estate development (rho = 0.934; P > 0.05). It was also discovered that issues of poor land registration system, personal status, family status and delay in documentation of title were major factors affecting land accessibility in the study area. Consequently, the study recommends statutory adjustment of land-accessing methods in the city in the bid to provide equal access that will further guarantee the effectiveness of the process. This could be achieved by enacting laws and policies that will enhance easy access to land. It is also necessary to tackle the indigenous land ownership syndrome, as a way to remove a major impediment to land allocation at the family and community levels. Land officers in the ministry need to undergo regular and compulsory training for effectiveness in land documentation and transactions in the state.

Determinants of Women’s Land Tenure Security in Peri-Urban Grafton, Sierra Leone

Bankolay Theodore Turay — 2025-12-11

While a land-tenure system may consider the needs of women, securing these needs hinges on the specific land rights or ownership rights they hold. Land tenure encompasses land rights, which are the distinct entitlements that individuals and groups possess within a system. Hence, securing land rights for individuals and groups is the more direct pathway than securing land tenure itself. This study investigates the complex variables influencing land-tenure security for women in Grafton Community, a peri urban settlement in Sierra Leone. Expanding on prior research highlighting the unequal obstacles women face in obtaining and securing land rights, this study aims to examine the intricate interplay of sociocultural, economic and legal factors shaping women’s experiences with land tenure in this specific context. Employing a mixed-methods approach, this research combined qualitative insights from semi-structured interviews with community leaders, women, youth, government officials, NGO representatives and traditional authorities with quantitative data gathered through surveys. The qualitative data explored historical context, institutional responses and policies related to women’s land rights and tenure security, capturing lived experiences and perspectives on contested areas and social conflicts. Focus group discussions were conducted with women, exploring the experiences of various subgroups (young women, elderly women, women with disabilities and women landowners) regarding tenure security. The survey collected demographic information, land ownership details and opinions on contested areas and social conflicts, enabling statistical analysis. Key findings reveal that gender norms, customary land-tenure systems, poverty and rapid urbanization significantly contribute to women’s vulnerability in land ownership and control. The study recommends policy interventions promoting women’s property rights, gender equality in land rights and women’s economic empowerment to enhance their land-tenure security.

Colonial Land Policies in Lagos and their Implications for Gender Equality

Mistura Eniola Bello — 2025-12-11

This study historicizes the colonial land policies enacted by the British in Lagos and examines their implications for gender equality, focusing specifically on women’s access to land. The research highlights significant shifts in legal frameworks and property rights by tracing the evolution of land ownership from precolonial to colonial times. The imposition of British land laws often disrupted traditional practices, marginalizing women who previously held substantial land rights under customary law. Through detailed case studies and historical analysis, the study explores the mechanisms by which women navigated and resisted these colonial legal constraints. Additionally, it investigates the broader socioeconomic impacts of restricted land rights on women’s economic empowerment and social standing. The findings reveal that colonial land policies entrenched gender inequalities, significantly altering the landscape of property ownership and economic opportunities for women in Lagos. The study concludes by reflecting on the enduring legacy of these policies in contemporary land-rights issues and gender dynamics in Lagos.

Land Banking Practices in the Lagos Real Estate Market Practices

Al-Ameen Ayoade Okonu — 2025-12-11

Land banking, a practice among real estate developers that is gaining traction in Lagos, involves holding land for future development. However, it has been observed that the practice has several negative consequences in the real estate market. This study seeks to examine the effect of land banking practices in the Lagos real estate market with a view to providing a guide on ways to regulate the practice. The study sampled 203 Estate Surveyors and Valuers, 63 Academics and 58 Land Officers using a simple random sampling technique. The data garnered was analysed using the Mean Item Score. The findings reveal a high prevalence of land banking among property developers, leading to significant negative impacts, including inflated land prices, artificial scarcity and increased market speculation. While 40% of respondents oppose land banking, opinions vary on its potential benefits when managed strategically. The study
further identifies key regulatory measures to mitigate the adverse effects of land banking, such as implementing taxes on vacant land, establishing a transparent land register and enforcing landholding limitations under the Land Use Act of 1978. Additionally, the role of government in mass housing provision is emphasized as crucial for increasing the housing supply and improving accessibility. The recommendations aim to create a balanced regulatory framework that discourages speculative practices while promoting sustainable urban development.

Enhancing Land Governance in Nigeria through Land Pooling and Readjustment Options

Esther Thontteh — 2025-12-11

This article examines advocacy for the introduction of Land Pooling and Readjustment (LPR) in Lagos in the bid to boost development in the urban fringes, leading to a reduction of tensions between the state and customary landowners over land acquisition matters. The article adopted a qualitative approach involving the snowball technique as it assesses narratives
supplied by land bureau officials and members of the Nigerian Institution of Estate Surveyors and Valuers (NIESV), who are directly involved with compensation valuation. The interview excerpts reflect professionals’ dissatisfaction over developments in the built environment, especially regarding compulsory land acquisition. It is noted that LRP is a viable alternative strategy for anticipating or checking the conflicts often associated with project abandonment after land acquisition. Governments are therefore implored to adopt the LPR approach as a way to secure popular support for infrastructural development initiatives, thus reducing compensation burdens and increasing government revenue through betterment tax and neighbourhood improvement tax. The recommended advocacy approach should involve community development associations, traditional heads and the local governments.

Investigating the Nature and Effects of Land Conflict at Construction Sites: Insights from Nigeria and South Africa

Daramola Thompson Olapade — 2025-12-11

Construction work, like other activities, takes place on land, which is often subject to varying disputes, ranging from ownership tussle to full-blown interstate or secessionist conflict. The commencement of construction work is evidence that the site is in possession, thereby drawing the attention of other claimants to the site, possibly leading to dispute that exposes
construction workers to hazards. Such situations could impact the health and safety of contractors and construction workers, especially when nonstate actors are involved. Considering the high level of conflict at construction sites in Nigeria and, recently, in South Africa, this study examines the nature of land conflicts on construction sites in Nigeria and South Africa, focusing on the activities of non-state actors that interfere with construction work. The study aims to provide insight that can help to reduce conflict at construction sites. Using a mixed-methods approach, the study collected primary data through interviews with 19 informants from Government Offices Providing Land Administrative Services (GOPLAS) and 23 purposively selected landowners who had experienced land disputes during construction in Lagos, Nigeria. For the South Africa context, the data came from desktop media analysis of publications in
newspaper editorials, blogs, television news and government publications on non-state actors perpetrating conflict at construction sites (i.e., members of the so-called construction mafia). Following thematic analyses, the study found a similarity between the activities of non-state actors in the construction sector in Nigeria (the omo onile and the ajagungbale) and
South Africa (the construction mafia). Among their activities are extortion, use of threats, violence, and disruption of construction work to enforce their demands. The two groups also enjoy some sort of social and legal legitimacy but differ in the range of construction sites where they perpetrate conflict. The study also discovered that the effects of the activities of non-state actors include physical injury and death, loss of investor confidence, and destruction of construction work and equipment, among others. Conflicts at construction sites frequently lead to resource limitations and uncertainty in the work environment. Thus, the study provides insights into the complex relationship between informal land governance and construction hazards. It highlights the urgent need for devising holistic strategies that address both the institutional and community dimensions of land conflict, thereby paving the way for safer, more inclusive urban development in African cities.

A Systematic Review of Housing Shortage in Nigeria

Iniobong Beauty John — 2025-12-11

Particularly in the Global South, housing shortage has been a major issue worldwide. Using the Preferred Reporting Items for Systematic Reviews and Meta-Analyses (PRISMA) approach, this study investigates the housing challenge in Nigeria within the context of current economic conditions and government policies. Given that Nigeria is the most populous country in Africa and that it is experiencing rapid urbanization, it is understandable that the country is facing an acute shortage of affordable housing. To address the problem, this study identifies key
factors affecting housing affordability, such as inflation, poor maintenance practices and ineffective regulatory enforcement. It also examines existing government policies, including the National Housing Fund, and evaluates their effectiveness in addressing the housing deficit. The study found significant gaps between policy intentions and outcomes, highlighting the need for more robust and inclusive housing strategies. The study concludes with recommendations for policy improvements and methods to enhance housing affordability in Nigeria

Autonomous Cars and Sustainable Land Development in Nigeria

Love Gbenga-Fabusiwa — 2025-12-11

Self-driving car technology is no longer a novel idea. Given the rate at which the technology is developing, fully autonomous cars are predicted to become readily available over the next three decades. Self-driving vehicles offer numerous advantages, such as significantly reduced accidents, provision of automobile access to disabled people, traffic efficiency, easy parking and safety of movement. On a global scale, selfdriving vehicles are being investigated to determine the legal, ethical and economic implications of their use. The widespread adoption of autonomous vehicles will undoubtedly alter land use and influence the interpretation of relevant land laws. It will also require major adjustments to the way roads are designed. The aim of this research is to examine the link between the transportation infrastructure readjustments required for the deployment of self-driving cars and sustainable land development in Nigeria. This study adopted the doctrinal research methodology, using qualitative research techniques to analyse primary sources of law such as the Nigerian Constitution, 1999, and the Land Use Act, as well as secondary sources of law such as books written by renowned scholars, peer-reviewed journals on self-driving cars and relevant policy frameworks to actualise its objectives. The study noted that transportation and land use are intertwined, as transportation infrastructure is one of the key amenities affecting the environment, community wellness, and land
development. It is also notes that the introduction and adoption of selfdriving cars will impact the growth of urban areas since the use of these vehicles will lead to more effective construction of infrastructure comprising parking lots, bridges, tunnels, railways, buildings, and roads. It is important to add, however, that the use of self-driving cars may influence the decision made by families regarding the proximity of their place of employment and their place of residence. Since passengers can focus on other tasks while in an autonomous vehicle, long trips will be considered less demanding. As a result, families may be more inclined to relocate away from urban areas and settle in places where land and rent are significantly cheaper. Thus, this research concludes that the rapid advancement of self-driving technology will result in foreseeable changes in land use, planning, and design. Therefore, the study recommends sufficient planning that will involve the modification of road infrastructure and the adjustment of policies that will enhance the functionality of selfdriving cars and satisfy the specific demands of autonomous vehicles.

Climate Change Adaptation and Mitigation in Land Management and Sustainability: Strategies, Challenges and Opportunities

Martinchris Nwanaju — 2025-12-11

As climate change creates consequences, ravaging parts of Africa in somewhat irreversible ways, countries across the world continue to initiate and adopt strategies to combat the menace. Today, ecosystems and socioeconomic conditions are being impacted in ways that heighten the pressure and challenges on land use. These challenges have both short- and long-term impacts requiring a holistic approach for mitigating them. Using the purposive sampling technique, data was collected from 29 respondents drawn from Nigeria, the United Kingdom and the United Arab Emirates to compare perceptions on land use in underdeveloped, developing and developed communities. Secondary data published online from different countries was randomly selected from different regions of Africa south of the Sahara. The qualitative data was taken from randomly selected African countries, including South Africa, Ethiopia, Kenya, Nigeria and Niger. This study explores the strategies, challenges and opportunities faced in integrating climate change adaptation and mitigation into land management sustainability in parts of Africa, as well as the opportunities that can be leveraged locally through indigenous cultural knowledge. The study offers valuable insights for policymakers, practitioners and stakeholders on the integration of climate change adaptation and mitigation into land management.