Independent verification of a plot before you buy it: a registry search, seven years of satellite history, and a person physically standing on the site — assembled into one evidence report you own. For anyone who can't walk the ground themselves, whether that's from Lekki, Port Harcourt or London.
Start with a 10-minute call · Free · Abuja and the FCT
People don't lose money here because they're careless. They lose it because they can't stand on the plot themselves, and everyone they're relying on gets paid whether the land is real or not. Being in Lagos is already enough distance. Being overseas only makes it worse.
The same plot is sold to a buyer in London, a buyer in Houston, and a cousin in Gwarinpa. The agent collects three times. Nobody discovers it until two families start building.
You are shown a Certificate of Occupancy that is forged, revoked, belongs to a different plot, or is real but sits under an existing charge. The paper looks perfect. Paper always does.
Title is clean and the plot exists. It also sits in a flood path, inside a government acquisition, under a power line setback, or zoned against what you intend to build.
You receive a PDF plus the raw files — geotagged site video, the search result, and the georeferenced plot. Yours to keep, to take to your own lawyer, or to hand to the next buyer.
Survey plan coordinates converted from Minna/NTM to WGS84 and plotted. Beacon numbers checked against the plan.
Src · Survey plan + QGISTimestamped, geotagged video walk of the boundary. Beacons photographed. Neighbours and any caretaker interviewed on camera.
Src · Field visitWe file a formal search against the file number and report what the registry holds: current holder, instrument type, registered charges, any revocation.
Src · AGIS formal searchWhether the plot falls in an acquired area, a road or utility corridor, or a use class that conflicts with your build.
Src · FCDA / AGIS layersImage time series showing what has occupied the plot since 2019 — structures, farming, quarrying, standing water.
Src · Sentinel-2 / PlanetElevation, slope, and drainage modelling against the plot outline. Rainy-season imagery specifically checked.
Src · DEM + wet-season scenesIdentity of the seller checked against the registered holder. Chain of transfer documents listed with gaps flagged.
Src · BorderplusEverything we could not resolve, stated plainly — with what it would take to resolve it. We do not pad the report with silence.
Src · BorderplusA full report on a plot that failed. Real structure, real limits — including the section listing what we couldn't confirm. The plot and the parties are fictional; nothing else is softened.
These eight are the standard verification — the floor, not the ceiling. Several plots at once, a whole estate, a build already underway, a boundary in dispute, a plot outside the FCT: all work we do. What your situation actually needs gets scoped on the call, and if it needs less than this, we'll say so.
Order matters — we do the cheap desk checks first, so a plot that fails early costs you less.
Survey plan, the file number, the seller's contact, and whatever the agent has sent you on WhatsApp. Photos are fine.
Day 0We georeference the plot and run it against satellite history, master plan, acquisition and flood layers. Fatal problems surface here.
Days 1–3We file the AGIS search. In parallel our field team walks the boundary and films it. Both run at once, not in sequence.
Days 3–8You get the PDF, the raw files, and a 30-minute call to walk through what we found and what we couldn't confirm.
Days 8–10Land due diligence usually reaches you as three documents from three parties, each disclaiming the other two. The lawyer's opinion says nothing about the ground. The surveyor's plan says nothing about ownership. Nobody looked at the satellite. When something turns out to be wrong, every one of them points at the others, and you are the one holding the loss. We don't work that way.
Registry search, survey and beacons, site inspection, satellite history, master plan and drainage. One team, one report, one invoice. We don't hand you a bundle and leave you to assemble the truth from it.
If a finding in your report is wrong, there is exactly one company to come to and it is this one. That is deliberate, and it is the reason we won't subcontract the parts that matter and disclaim them afterwards.
The regulated work is done by members of our team qualified to do it.
Both of these cost us money. That is the point — they are why the report is worth reading.
We take no fee, commission, referral, or gift from a seller, agent, developer or estate — before, during or after. If a seller offers, we tell you in the report. The moment we earn from both sides, our findings are worthless and you should stop reading them.
No one can guarantee Nigerian title, and anyone who says they can is selling you a feeling. We tell you what we found, what evidence supports it, and — plainly — what we could not confirm. The decision stays yours.
Answered straight, including the ones where the honest answer costs us the sale.
Three things have to be checked independently, and none of them can be done from a laptop — whether that laptop is in Lagos or in London: the title status at AGIS, the physical existence and occupancy of the plot, and whether the land is actually buildable once acquisition, flood and master plan constraints are applied.
Documents alone prove nothing. A forged Certificate of Occupancy and a real one look identical on a phone screen. Verification needs someone standing in Abuja who is paid by you and not by the seller — that second part is the whole thing.
You can't tell from the document. That's the uncomfortable answer. A C of O can be forged, revoked, genuine but attached to a different plot, or genuine but sitting under an existing charge you'd inherit.
The only test is a formal search at AGIS against the file number, comparing what the registry actually holds against what you were handed on WhatsApp. We file that search ourselves. If those two disagree, the registry wins and your money is gone.
The Abuja Geographic Information Systems is the FCT's land registry — and it's the most digitised land administration system in Nigeria, which is a large part of why we work in Abuja and not Lagos.
A formal search returns the current registered holder, the instrument type, any registered charges or encumbrances, and whether the title has been revoked. It's the difference between what a seller claims and what the state records.
Yes — and this is the failure nobody sees coming, because everyone fixates on the C of O.
A plot can have perfectly valid title and still sit inside a government acquisition, in a flood path, under a power line setback, or in a use class that forbids what you plan to build. Title tells you who owns it. It doesn't tell you whether you can build on it. Both questions have to be asked, and only one of them is a legal question.
Use them — but understand what each can and can't do. A relative can confirm a plot exists and a fence is standing. They usually can't run a registry search, read a survey plan against coordinates, or check acquisition and flood layers. A lawyer will read the paper but won't be standing on the land or modelling drainage. You end up commissioning three people who each see a third of the problem, and assembling the truth yourself.
There's also the part nobody says out loud: they may not be independent. In a meaningful share of land disputes, the person who checked on the buyer's behalf turns out to have been connected to the sale. We're not accusing your brother of anything. We're saying the structure shouldn't require you to be certain about it.
₦250,000 per plot in the FCT — AGIS title search, physical site inspection, spatial analysis and the full report included. One team, one report, one invoice. Seven to ten working days.
Desk analysis finishes in the first three days, so a plot with a fatal problem gets flagged early and you hear about it immediately, not on day ten. If we can't reach the site, you're refunded.
No. Nobody honestly can, and this is the answer that costs us sales to whoever tells you otherwise.
Our report states what was found, on a stated date, with the evidence behind each finding and a plain list of what we couldn't confirm. That last section is the one worth reading. Anyone promising a guarantee of Nigerian title is selling you a feeling, and the feeling is not enforceable.
That sentence is the oldest line in the script, and it is doing a job: it exists to remove the ten days you would otherwise spend checking. Manufactured urgency is not evidence of demand.
Genuine sellers with clean title wait ten days, because they know the search will come back clean and they'd rather have a buyer who is certain. A seller who cannot survive ten days of scrutiny is telling you the result of the scrutiny.
Ten minutes, free, no obligation. Tell us the plot and the district, and we'll tell you what we can already see from the desk, what verifying it properly would involve, and what it would cost. Nothing is payable until after we've spoken.
Verification is ₦250,000 per plot in the FCT. We confirm scope and cost on the call, and invoice only if you decide to go ahead. We never take payment through this page.