Eti-Osa LGA · 104 active listings · high confidence

Sangotedo

Real estate intelligence — verified weekly from active listings

Median Sale₦140.0M

Median Rent/yr₦4.5M

Gross Yield3.2%

Net Yield-12.4%After Lagos Reality Factor

Market Insight

The most listed property class in Sangotedo is the 4 bedrooms with 33 active listings. Median asking price is ₦185.0M. Median annual rent is ₦9.0M. That implies a gross yield of 4.9% before operating costs.

Breakdown by Class

Prices by Bedroom Count

40 sale + 59 rental listings

1-Bed

Median Sale Price

₦35.0M

1 listing

Median Rent / Year

₦2.5M

17 listings

Gross Yield7.1%

2-Bed

Median Sale Price

₦65.0M

9 listings

Median Rent / Year

₦3.8M

10 listings

Gross Yield5.8%

3-Bed

Median Sale Price

₦80.0M

8 listings

Median Rent / Year

₦6.0M

13 listings

Gross Yield7.5%

4-Bed

Most Listed

Median Sale Price

₦185.0M

18 listings

Median Rent / Year

₦9.0M

15 listings

Gross Yield4.9%

5-Bed

Median Sale Price

₦300.0M

4 listings

Median Rent / Year

₦10.0M

3 listings

Gross Yield3.3%

6-Bed

Median Sale Price

—

0 listings

Median Rent / Year

₦8.0M

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)

₦140.0M

₦35.0M – ₦330.0M

Median Rent (All)

₦4.5M

₦325K – ₦12.0M

Gross Yield

3.2%

All classes combined

Net Yield

-12.4%

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	₦65.0M	₦3.5M	5.4%	9	16
other	₦100.0M	₦3.5M	3.5%	7	11
duplex	₦235.0M	₦7.0M	3.0%	6	10
terrace	₦130.0M	₦6.5M	5.0%	5	4
bungalow	₦77.5M	—	—	2	0
detached	₦185.0M	₦9.0M	4.9%	9	7
mini flat	₦85.0M	₦2.6M	3.1%	1	6
self contain	—	₦1.5M	—	0	4
semi detached	₦155.0M	₦7.0M	4.5%	2	5

True Cost of Ownership

Lagos Reality Factor

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

Diesel / Generator₦20.7M

Estate Service Charge₦500K

Management Fee (10%)₦450K

Maintenance Reserve (5%)₦225K

Total Annual Operating Costs₦21.9M

What this means: On a median rent of ₦4.5M/yr, these costs consume 486% of your gross rental income — reducing yield from 3.2% to -12.4%.

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 →