Yaba is a thriving city on Lagos Mainland and has become a hotspot for Lagos real estate investment. Its blend of tech startups and universities draws young professionals and students.

Yaba hosts major institutions – UNILAG (Akoka campus), Yaba College of Technology, Federal College of Education (Akoka), and Lagos State College of Health Technology – enrolling tens of thousands. EstateIntel reports Yaba’s population is about 437,000 versus only ~515 housing units, highlighting the severe supply crunch.

Nigeria’s universities generally lack on-campus hostels. UNILAG has a student population of about 40,000, but it has fewer than 8,000 accommodation spaces available, according to universityworldnews, so roughly 90% live off-campus. These students primarily rent apartments in Yaba and nearby areas. UNILAG undergraduates report paying at least ₦400,000/year (plus agency fees) for a 1-bedroom. 

EstateIntel states that developers building purpose-built student accommodation (PBSA) in Lagos achieve very high yields, with roughly 22% annual returns – more than double the 4–5% typical on standard residential properties. This makes student housing in Lagos (and especially around Yaba) a lucrative asset class.

Landlords in Yaba enjoy consistently high rents and occupancy. Recent data show annual rents in Yaba of ~₦4.7M for a 3-bedroom and ₦7.8M for a 4-bedroom apartmentRecent data from PropertyPro shows that in Yaba the average price of houses for rent is ₦1,499,167, the most expensive house costs ₦45,000,000. while the cheapest costs ₦100,000 – among the highest on Lagos Mainland (surpassing Surulere’s ~₦3.4M/₦5.1M for similar units).

Report by Punch also show that Yaba had an impressive 41 percent rise in cost of rent in 2024 and over the last five years. Yaba’s average rent growth was ~1.7% per annum, and a typical 1-bedroom now rents for ~₦700,000/year. Crucially, about 85% of Lagosians rent their homes, so high-demand markets like Yaba see virtually no vacancies. In effect, Yaba landlords receive a very stable rental income in Lagos almost year-round.

Tech Hub and Young Professionals

Beyond students, Yaba’s tech sector drives housing demand. It has become an innovation cluster with co-working hubs (e.g. CCHUB), drawing Lagos’s young workforce. 

Professionals working on Lagos Island or in Ikeja often live in Yaba due to its transit links (Third Mainland Bridge, etc.). As a result, new housing projects keep emerging. Business Day reports Yaba had ~515 completed units in 2021 with another ~120 under construction – including developments like Casino Heights and Opal Luxury. This construction pipeline reflects confidence that demand will remain strong.

Yaba vs. Other Lagos Investment Areas

Property analysts rank Yaba among the best areas for rental income in Lagos. For instance, a BusinessDay report notes that developers choose Surulere, Yaba and Lekki for their “most optimal rental returns”. On the Mainland, few markets beat Yaba’s balance of price and yield. (Lekki/Ajah may see higher capital gains but also higher costs.) In sum, Yaba’s mix of affordability, constant demand and rising rents makes its ROI stand out in Lagos real estate.

Is Yaba a Good Place to Buy Land?

Yes – by almost every measure. As Yaba continues to develop its tech and education hub status, land and home prices have climbed steadily (local brokers report double-digit appreciation in recent years). More importantly, buyers virtually never struggle to find tenants. With ~85% of Lagosians renting and Yaba’s large student and professional base, vacancy is rare. Investors asking “Where to invest in Lagos property?” often answer “Yaba,” since its fundamentals (location, demographics, infrastructure) minimize risk and ensure income.

Key Takeaways· 

Large student population: Over 65,000 students attend Yaba-area campuses (UNILAG ~55,000 students; YABATECH ~30,671), creating year-round rental demand.

High rental yields: Student apartments in Yaba yield ~22%. Average annual rents (₦4.7M for 3-bed; ₦7.8M for 4-bed) are among the highest on the Mainland.

Almost full occupancy: About 85% of Lagos residents rent, so Yaba properties rarely sit empty. Hundreds of units are being added to meet demand, but occupancy remains near 100%.

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Conclusion

Yaba’s real estate market thrives on its combination of universities and tech-industry growth. It essentially guarantees a steady rental income in Lagos and rising values. As the data show, landlords in Yaba enjoy high returns and few vacancies. For anyone focused on university properties in Nigeria or student housing in Lagos, Yaba exemplifies a smart investment: its landlords truly “never go broke.”

Taurean Max’s Yaba Proximity Portfolio includes:
✅ Title-verified properties in Yaba
✅ 8% rental yield guarantee
✅ Concierge services: Tenant screening to maintenance

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