Eti-Osa LGA · 244 active listings · high confidence

Ikoyi

Real estate intelligence — verified weekly from active listings

Median Sale₦1.4B

Median Rent/yr₦45.0M

Gross Yield3.2%

Net Yield1.0%After Lagos Reality Factor

Market Insight

The most listed property class in Ikoyi is the 4 bedrooms with 89 active listings. Median asking price is ₦1.5B. Median annual rent is ₦50.0M. That implies a gross yield of 3.3% before operating costs.

Historical Price Trend

Price Movement Over Time

Monthly median asking prices from 85 dated listings over 5 months

Listing volume by month

Breakdown by Class

Prices by Bedroom Count

137 sale + 106 rental listings

Studio

Median Sale Price

—

0 listings

Median Rent / Year

₦9.0M

1 listing

No sale data — yield unavailable

1-Bed

Median Sale Price

₦250.0M

1 listing

Median Rent / Year

₦16.0M

7 listings

Gross Yield6.4%

2-Bed

Median Sale Price

₦430.0M

15 listings

Median Rent / Year

₦25.0M

13 listings

Gross Yield5.8%

3-Bed

Median Sale Price

₦780.0M

31 listings

Median Rent / Year

₦40.0M

26 listings

Gross Yield5.1%

4-Bed

Most Listed

Median Sale Price

₦1.5B

49 listings

Median Rent / Year

₦50.0M

40 listings

Gross Yield3.3%

5-Bed

Median Sale Price

₦2.5B

32 listings

Median Rent / Year

₦60.0M

15 listings

Gross Yield2.4%

6-Bed

Median Sale Price

₦3.0B

8 listings

Median Rent / Year

₦100.0M

3 listings

Gross Yield3.3%

7-Bed

Median Sale Price

₦2.5B

1 listing

Median Rent / Year

—

0 listings

No rental data — yield unavailable

12-Bed

Median Sale Price

—

0 listings

Median Rent / Year

₦90.0M

1 listing

No sale data — yield unavailable

Aggregate View

Overall Market Summary

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

Median Sale (All)

₦1.4B

₦2.1M – ₦4.8B

Median Rent (All)

₦45.0M

₦700K – ₦105.0M

Gross Yield

3.2%

All classes combined

Net Yield

1.0%

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	₦722.5M	₦35.0M	4.8%	42	35
other	₦1.4B	₦42.5M	3.1%	28	18
duplex	₦1.8B	₦60.0M	3.4%	7	5
studio	—	₦9.0M	—	0	1
mansion	₦2.5B	₦52.5M	2.1%	3	2
terrace	₦1.2B	₦42.5M	3.5%	15	18
detached	₦2.4B	₦67.5M	2.8%	21	12
penthouse	₦2.5B	₦35.0M	1.4%	11	4
semi detached	₦1.5B	₦52.5M	3.4%	10	12

True Cost of Ownership

Lagos Reality Factor

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

Diesel / Generator₦20.7M

Estate Service Charge₦4.0M

Management Fee (10%)₦4.5M

Maintenance Reserve (5%)₦2.3M

Total Annual Operating Costs₦31.4M

What this means: On a median rent of ₦45.0M/yr, these costs consume 70% of your gross rental income — reducing yield from 3.2% to 1.0%.

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 →