Eti-Osa LGA · 165 active listings · high confidence

Ikate

Real estate intelligence — verified weekly from active listings

Median Sale₦215.0M

Median Rent/yr₦13.0M

Gross Yield6.0%

Net Yield-5.3%After Lagos Reality Factor

Market Insight

The most listed property class in Ikate is the 2 bedrooms with 58 active listings. Median asking price is ₦187.5M. Median annual rent is ₦10.5M. That implies a gross yield of 5.6% before operating costs.

Historical Price Trend

Price Movement Over Time

Monthly median asking prices from 53 dated listings over 5 months

Listing volume by month

Breakdown by Class

Prices by Bedroom Count

79 sale + 83 rental listings

Studio

Median Sale Price

—

0 listings

Median Rent / Year

₦3.6M

2 listings

No sale data — yield unavailable

1-Bed

Median Sale Price

₦102.5M

4 listings

Median Rent / Year

₦4.5M

12 listings

Gross Yield4.4%

2-Bed

Most Listed

Median Sale Price

₦187.5M

32 listings

Median Rent / Year

₦10.5M

26 listings

Gross Yield5.6%

3-Bed

Median Sale Price

₦250.0M

25 listings

Median Rent / Year

₦18.0M

18 listings

Gross Yield7.2%

4-Bed

Median Sale Price

₦300.0M

17 listings

Median Rent / Year

₦17.0M

18 listings

Gross Yield5.7%

5-Bed

Median Sale Price

₦350.0M

1 listing

Median Rent / Year

₦25.0M

7 listings

Gross Yield7.1%

Aggregate View

Overall Market Summary

Aggregated across all property classes. The bedroom breakdown above is more useful for actual decision-making.

Median Sale (All)

₦215.0M

₦60.0M – ₦470.0M

Median Rent (All)

₦13.0M

₦200K – ₦35.0M

Gross Yield

6.0%

All classes combined

Net Yield

-5.3%

After Lagos Reality Factor

By Property Type

Prices by Property Type

Flats, duplexes, detached houses, and other property types compared.

Type	Median Sale	Median Rent/yr	Gross Yield	Sale	Rent
flat	₦190.0M	₦10.0M	5.3%	42	31
other	₦215.0M	₦12.3M	5.7%	18	16
duplex	—	₦19.0M	—	0	8
studio	₦65.0M	₦3.6M	5.5%	1	2
terrace	₦300.0M	₦15.0M	5.0%	9	12
bungalow	—	₦7.0M	—	0	1
detached	₦400.0M	₦30.0M	7.5%	2	3
mini flat	—	₦5.0M	—	0	3
penthouse	₦275.0M	₦19.5M	7.1%	4	2
self contain	—	₦1.9M	—	0	2
semi detached	₦300.0M	₦27.5M	9.2%	3	6

True Cost of Ownership

Lagos Reality Factor

Ikate falls in the mid_range tier. These are the annual costs every landlord pays but no listing ever shows.

Diesel / Generator₦20.7M

Estate Service Charge₦1.6M

Management Fee (10%)₦1.3M

Maintenance Reserve (5%)₦650K

Total Annual Operating Costs₦24.3M

What this means: On a median rent of ₦13.0M/yr, these costs consume 187% of your gross rental income — reducing yield from 6.0% to -5.3%.

How to read this data: All prices are medians of current asking prices, broken down by bedroom count and property type so you compare like-for-like. Yields are implied from median asking prices and rents. Read our full methodology →