The Lagos State Government has officially declared 176 housing estates illegal for failing to obtain mandatory layout approvals from the Ministry of Physical Planning and Urban Development.
The affected estates are primarily located across rapidly developing corridors such as Eti-Osa, Ajah, Ibeju-Lekki, and Epe areas, witnessing a surge in real estate activities.
The announcement was made on Monday, August 5, by Oluwole Sotire, Permanent Secretary in the Office of Physical Planning, who also issued a 21-day ultimatum to developers and promoters of the affected estates to regularize their documentation or face further sanctions.
“Estates Compromising Sustainable Development” — Lagos Government
Sotire stated that the estates were classified as illegal because their developers failed to obtain layout approvals, which are prerequisites for any planned residential development in Lagos State. He said this violation undermines the state’s sustainable development agenda and hampers orderly urban planning.
“This is a standard regulatory function of the ministry, in line with our mandate to ensure that all estate developments conform to physical planning regulations,” Sotire said.
He urged all affected developers to approach the Ministry of Physical Planning and Urban Development to process their layout approvals within the given timeframe.
What Is Layout Approval?
Layout approval, also referred to as a planning permit, is an official document issued by the Lagos State Physical Planning Permit Authority (LASPPPA). It confirms that a proposed estate or housing development complies with the state’s planning, safety, and zoning laws.
Without this approval, any construction is deemed illegal and subject to demolition or legal action by the government.
LASPPPA notes that the layout approval process typically takes 28 working days after the submission of required documents and payment of necessary fees.
Documents Required for Layout Approval
To obtain layout approval in Lagos State, developers must submit the following:
- Architectural, structural, electrical, and mechanical drawings (if applicable)
- A perimeter survey plan
- Geo-referenced layout plan prepared by a registered town planner
- Contour maps (at 3-meter intervals)
- 3D topography and spot height maps
- Aerial drone footage of the site
- Physical planning technical report
- Subsoil investigation report
- Title documents
- Engineering details
- Application letter to the Commissioner
- Proof of payment for registration and assessment fees
Full List of 176 Illegal Estates
The estates declared illegal by the Lagos State Government include:
- Adron Homes, Elerangbe
- Aina Gold Estate, Okun-Folu
- Almond Gardens, Igbo-Esan
- Atlantic Bay Estate, Awoyaya
- Apple Shore Park, Akodo
- Beach Front Gardens, Akodo
- Belvic Housing Estate, Okun Lepia
- Bricks and Bars Estate Phase II La Campaign Tropicana
- Bright Water Estate Limited, Ibeju
- Cedarwood Boulevard Estate, Okun-Ajah
- Cedarwood Estate Phase II
- Cherrywoods Court, Cherrywood
- Coastal City Estate Phase II, Orudu
- Cornerstone Estate, Eluju-Ibeju
- Cowries Estate, Okun-Folu
- Destiny Gardens Phase I & II
- Diamond Boulevard Estate, Ibeju-Lekki
- Diamond Estate, Eputu Awoyaya
- Dominion Garden & Parks, Annes
- Dominion Onward Estate
- Ebenezer Estate, Igbo-Ifon
- Elnick Tourist Estate
- Grace Estate
- Evergreen Estate
- Experience Peace Estate
- Floodgate Gardens Estate
- Folkalaus Estate Phase I & II
- Foresight Estate, Ibeju-Lekki
- Fresh and Rest (Stallion Garden)
- Gracias Global Estate
- Havilah County Estate
- Hectares of Diamond, Sangotedo (Phase I & II)
- Ikoyi Adams Estate
- Imperial Garden Estate
- Jenesis Colony (Lekki Garden City & Peace Estate)
- Jewel Estate
- Legacy Gardens
- Lekki County Homes, Ikota
- Lekki Diamond Estate Phase II
- Lekki Palms Estate
- Lekki Villas 1 & 2, Bogije
- Liberty Park 1 & 2
- Living-Spring Citi 3
- Livingstone Estate (Digboloye, Orofun, Tagbati)
- Natives Villa Estate
- Next Ville Garden Estate
- Oakwood Garden Park Phase II, III
- Open Heaven Estate (Folkland Estate, Phase 2)
- Orange Pavilion & Orangeville Estate
- Orisun Estate, Okun-Folu
- Pacific Homes, Ikegun-Ise
- Paradise Gardens Phase I
- Pen Gardens Estate Phase I
- Perez Gardens Estate
- PHPAC Estate
- Portview Estate
- Prime Water View Garden, Ikate Elegushi
- Regent Park Garden Estate Phase I & II
- Rehoboth Parks and Gardens (Olomowewe, Otolu)
- Richwood Gardens, Otolu
- Rosewoods Parks Phase II
- Royal Palm Villa, Igbo-efon
- Royal Posch
- Royal View Estate, Ikota
- Safari Gardens Phase I
- T.P. Voponu Integrated Estate
- Tehila Gardens Phase I
- The Bridge Estate, Ibeju-Lekki
- The Ebenezer, Okun
- Town Parks and Gardens
- Victory Park Estate, Ibeju Lekki
- Victory Garden Estate, Ibeju Lekki
- Walton Gate, Lakowe
- Wealthlands Green Estates, Awoyaya
- West Point Garden Phase IV
- Westwood Park Estate Phase 11, Sangotedo
- Flourish Residence, Sangotedo
- Living Spring Estate, Lafiaji
- Stonehelge Estate, Lafiaji
- Southern Green Estate, Lafiaji
- Highlink Royal Estate, Sapata
- Sunrise Court – 3, Sapata
- Crystal Estate, Sapata
- Spring Garden Estate Phase 3, Sapata
- Horizon Estate, Sapata
- Melrose Park Estate, Sapata
- Victoria Crest III, Sapata
- Atlantic Ville Estate, Sapata
- Pacific Abode – Adekunle Idowu Close, Sapata
- Woodland Estate, Ikate
- Stillwaters Garden, Ikate
- Discovery Park Estate, Olugborogan
- West Bridge Estate, Olugborogan
- The Developer & Bricks and Brain (DPK Estate)
- Lakeview Estate, Orchid Road
- Jennifer Garden Phase I & II, Eleko
- Isimi Eko, Epe
- Whiteoak Estate 2, Victoria Nest LII, Lekki-Epe
- HRC Estate, Lekki-Epe
- Meirose Park Estate, Lekki-Epe
- Princestone View Estate, Lekki-Epe
- Bosmak Haven 1, 2, 4 & 5, Lekki-Epe
- Flourence Court Estate, Lekki-Epe
- Crystal Estate Phase 2, 3 & 4, Lekki-Epe
- Carries Court Estate, Lekki-Epe
- Briandavis Terrace Estate, Lekki-Epe
- Harvey Gardens Estate, Lekki-Epe
- Micrian Villa Estate 1, Lekki-Epe
- John Great Court Estate, Lekki-Epe
- Twentieth Kid Estate, Lekki-Epe
- Marigold Ville Estate, Lekki-Epe
- Sapphire Estate, Awoyaya
- Meridian Park Estate, Awoyaya
- Green Park Estate, Oribanwa
- Regent Park Estate, Awoyaya
- Wetland Estate, Oribanwa Phase 2
- Mercyland Delight Estate, Oribanwa Phase 2
- Peakpark Estate, Oribanwa Phase 2
- Foreland Court Estate 2, Oribanwa Phase 2
- Aswanda Estate, Oribanwa
- Efficacy Estate & FTC Yaba Staff Housing, Oribanwa
- Oakwood Garden Estate, Lakowe
- Itunu Hills Estate, Alahun Village
- Richland Garden Estate, Alahun Village
- LNT New Town, Lakowe
- Beechwood Estate, Bogije
- Advania Estate, Lakowe
- Oxygen Estate, Aiyeteju
- Greenville Estate, Atunrase
- Delight Joe Bass Estate, Ibeju Lekki
- Capital Garden Estate, Eleko
- Morganite Estate, Eleko
- Marbella Luxury & Smart Estate, Eleko
- Carlton Commercial, Epe
- Lekki Palacio Garden, Ibeju Lekki
- Dominion City Phase 1, Epe
- Dukia Africa 1 & 2, Epe
- White and Lilac, Igbodu
- Lavida Estate Phase 1 & 2, Igbodu
- Royal Palm Villa, Ibeju Lekki
- Xtate, Igbodu
- Patroit Bay Estate, Epe
- Grand Harbor Estate, Epe
- Land of Plenty Estate (LOP), Epe
- Green City, Epe
- Yomade Heritage, Epe
- Coral City, Epe
- Megalopolis, Epe
- Lake View Park and Resort, Epe
- Demagnificient Waterfront Estate, Epe
For developers or residents seeking to verify their estate’s status or begin the regularization process, the Lagos State Ministry of Physical Planning and Urban Development has opened its offices for consultation.
Deadline: 21 days from August 5, 2025.
