Introduction
Lagos isn’t just Nigeria’s busiest city; it’s also one of the most expensive. Still, there are neighbourhoods where you can live comfortably without spending millions on rent. In this guide, we’ll explore the cheapest places to live in Lagos, using verified 2025 data from active listings and property portals. Whether you’re renting, buying, or investing, these areas offer solid value for money and room to grow.
1. Ikorodu: Lagos’s Budget-Friendly Hub
Ikorodu remains one of the most affordable and fast-developing areas on the Lagos Mainland.
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Rent (1-bed flat): ₦150,000–₦1,200,000 per year
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Average rent (2025): ₦450,000–₦500,000
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Why it’s affordable: Farther from central business districts, but well-connected by road and ferry.
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Why it’s growing: New transport projects and estates along the Ijede and Gberigbe axes are driving demand.
Best for: Families, first-time buyers, and those working on the Mainland.
Challenge: Traffic congestion during rush hours.
2. Agege: Affordable Living Close to the City
If you want to stay near Ikeja without paying Ikeja prices, Agege is a smart pick.
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Rent (1-bed flat): ₦800,000–₦1,800,000
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Average rent: About ₦1,000,000
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Why it’s affordable: Older housing stock and dense population keep costs moderate.
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Perks: Good road access to Ikeja, and several schools and local markets.
Best for: Commuters and small families.
Challenge: Limited parking and older buildings in some streets.
3. Badagry: Peaceful and Budget-Friendly
Badagry offers one of the lowest rent averages in Lagos, ideal for anyone seeking calm outside the city bustle.
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Rent (1-bed flat): ₦250,000–₦1,500,000
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Average rent: Around ₦470,000
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Why it’s affordable: Located on the outskirts, with large undeveloped land parcels.
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Future potential: The Lagos–Badagry Expressway and coastal developments are improving accessibility.
Best for: Investors, retirees, and remote workers.
Challenge: Long commute to central Lagos.
4. Alagbado and Ipaja: Comfort on a Budget
These two neighbouring communities in Alimosho offer a mix of affordability and accessibility.
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Alagbado rent: ₦400,000–₦600,000 (mini-flat)
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Ipaja rent: ₦200,000–₦1,000,000+
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Why they’re affordable: Slightly farther from commercial centres but still connected by expressways.
Best for: Middle-income earners and young couples.
Challenge: Traffic and inconsistent power in some parts.
5. Egbeda and Ogba: Balanced and Connected
Egbeda offers entry-level housing, while Ogba provides a more urban feel close to Ikeja.
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Egbeda rent: ₦700,000–₦1,800,000
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Ogba rent: ₦700,000–₦1,500,000+
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Why they’re attractive: Decent roads, schools, and midrange apartments make them good compromises.
Best for: Tenants seeking comfort without island prices.
Challenge: Rents are rising fast in newer estates.
6. Epe: Cheapest Place to Buy Land in Lagos
If you’re looking to buy rather than rent, Epe offers some of the lowest entry points.
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Average land price (2025): ₦4,150,000 per plot
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Range: ₦1,200,000 to ₦15,000,000 depending on location
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Why it’s growing: Ongoing industrial projects and proximity to the Lekki Free Trade Zone.
Best for: Long-term investors and first-time buyers.
Challenge: Developing infrastructure in some zones.
Transport and Infrastructure Upgrades (2025 Highlights)
Recent improvements are making affordable areas more accessible:
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Lagos–Badagry Expressway expansion nearing completion
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Ikorodu–Marina ferry service easing travel time
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Epe–Lekki road projects linking outskirts to business hubs
These upgrades are helping low-cost areas attract more residents and investors.
Pros and Cons of Lagos’s Affordable Neighbourhoods
| Area | Pros | Cons |
|---|---|---|
| Ikorodu | Affordable housing, improving transport | Long commute during peak hours |
| Agege | Close to Ikeja, vibrant community | Congested roads |
| Badagry | Peaceful, good for investment | Far from city centre |
| Alagbado/Ipaja | Budget-friendly, family areas | Inconsistent utilities |
| Egbeda/Ogba | Accessible, growing infrastructure | Rising rents |
| Epe | Cheap land, strong investment value | Developing amenities |
FAQ
1. Which is the cheapest place to live in Lagos in 2025?
Ikorodu, Badagry, and Epe remain among the most affordable, offering low rent and growing infrastructure.
2. Where can I find cheap rent close to Ikeja?
Agege and Ogba offer reasonable rents and quick access to Ikeja.
3. Is Epe a good place to buy land?
Yes. Epe offers some of the cheapest plots in Lagos and strong growth potential due to nearby industrial expansion.
4. What are the average rent prices in Lagos Mainland?
They range from ₦400,000 to ₦1,500,000 for one-bedroom apartments, depending on the area.
5. What are the safest affordable areas in Lagos?
Egbeda, Ogba, and Alagbado offer decent security and community watch systems for moderate budgets.
6. How long does it take to commute from Badagry to Lagos Island?
Between 1.5 to 2.5 hours, depending on traffic and route. The expressway upgrade is expected to reduce this time.
7. Which areas offer both cheap rent and good amenities?
Agege and Ogba balance affordability with access to schools, markets, and hospitals.
Conclusion
Living in Lagos doesn’t have to drain your savings. From Ikorodu’s affordability to Epe’s low land prices, there are many smart options for renters and buyers. Each area has trade-offs, but they all offer comfort at a fair price.
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