Lagos Mainland, Lagos — What You Need to Know Before Moving or Investing
by Bright Ugochukwu
Last Updated: Jul 11, 2025
Lagos Mainland is more than just a location; it’s a lifestyle choice for thousands of Lagosians who balance affordability, culture, and convenience.
Whether you’re looking to buy your first home, rent an apartment, or invest in real estate, understanding this part of Lagos is crucial.
In this guide, we’ll explore topics; including:
- Area Overview
- Key Benefits
- Prime Neighbourhood
- Local living
- Commuting options
- Market Trends
- Pros & Cons
- Is It Right for You?
By the end, you’ll know if it’s the right area for you—or your next real estate deal.
Key Takeaways
- Lagos Mainland offers more affordable housing than Lagos Island.
- Yaba, Surulere, and Ebute Metta are the top neighbourhoods to live and invest in.
- Strong transport links make commuting easier across the city.
- The real estate market is growing, with rising rental demand and land value.
- Lagos Mainland blends community living, culture, and accessibility.
- Ideal for families, young professionals, and investors seeking value.
Introduction to Lagos Mainland
Lagos Mainland is the heart of Lagos. While Lagos Island is known for its glitz, the Mainland offers something far more sustainable: balance.
Google Map of Lagos Mainland, Lagos
From family-friendly communities to growing tech hubs, this region plays a central role in the city’s development.
Where is Lagos Mainland?
Lagos Mainland sits north of the Lagos Lagoon and is bordered by districts like Ikeja (the state capital), Mushin, and Lagos Island. It includes major areas like Yaba, Surulere, Ebute Metta, Ojuelegba, and parts of Ikeja.
A Brief History of Lagos Mainland
Originally settled during the colonial era, Lagos Mainland became the city’s core after the construction of key roads and rail lines.
Surulere and Ebute Metta were among the first developed suburbs. Yaba later emerged as a tech and academic hotspot.
Why Choose Lagos Mainland?
Lagos Mainland appeals to various people: students, young professionals, families, and investors.
Why?
Let’s explore.
Affordability Compared to Lagos Island
| Category | Lagos Mainland | Lagos Island |
|---|---|---|
| 3-Bedroom Rent (Avg.) | ₦1.2M – ₦2.5M per year | ₦6.5M+ per year |
| Land (per sqm) | ₦150K – ₦250K | ₦900K – ₦3.1M+ |
| Lifestyle Costs | Moderate | High |
Table 1: Cost Comparison – Mainland vs. Island (2025)
One of the biggest draws is cost. Rent and property prices on the Mainland are significantly lower than on the Island.
For instance, the average cost of a 3-bedroom apartment in Yaba is around ₦1.5M to ₦2.5M per year, compared to ₦5M and above in Lekki.
Strong Transportation Links
With major roads like Herbert Macaulay Way and access to the Third Mainland Bridge, getting around is easier.
Yaba and Surulere also have access to the BRT system, Danfo buses, and Keke NAPEPs, making commuting less stressful.
Growing Real Estate Market
Lagos Mainland has seen a 15–20% appreciation in land value over the last 5 years, especially in Yaba and parts of Surulere. New developments and redevelopment projects continue to increase investor confidence.
Pro Tip: Looking to stretch your budget? Properties on the Mainland give you more space and better rent deals—perfect for young families or first-time buyers.
Top Areas to Live in Lagos Mainland
| Area | Best For | Highlights |
|---|---|---|
| Yaba | Techies, Students | UNILAG, Tech hubs, Tejuosho Market |
| Surulere | Families, Working Adults | Stadium, Malls, Cultural Mix |
| Ebute Metta | Budget Buyers, Commuters | Rail Projects, Historic Neighbourhoods |
Table 2: Key Neighbourhood Comparison – Lagos Mainland (2025)
Yaba – The Tech & Education Hub
Yaba is often referred to as the “Silicon Valley” of Nigeria.
It hosts tech startups, hubs like Co-Creation Hub (CcHub), and institutions such as the University of Lagos (UNILAG) and Yaba College of Technology.
Average Property Prices in Yaba in 2025
| Property Type | Price Range (₦) |
|---|---|
| 2-Bedroom (Rent) | ₦3.6M – ₦5.4M per year |
| 3-Bedroom (Buy) | ₦105M – ₦165M |
| Land (per sqm) | ₦160,000 – ₦250,000 |
Table 3: Average Property Prices in Yaba (2025)
- 2-Bedroom Apartment (Rental): ₦1.2M – ₦1.8M yearly
- 3-Bedroom Flat (For Sale): ₦35M – ₦55M
- Land per sqm: ₦150,000 – ₦200,000
Best Schools & Universities Nearby
- University of Lagos (UNILAG)
- YabaTech
- Queen’s College
- International schools within driving distance
When I helped a young investor, Tolu, buy a 3-bedroom apartment in Yaba back in 2021, the property cost ₦28 million. At the time, some people felt the price was too high for the Mainland.
Fast forward to 2024, that same property is now valued at ₦48 million—and he earns over ₦2.5 million yearly in rent from student tenants and tech interns working nearby. Yaba’s growth is no longer just a prediction—it’s happening in real time.
Pro Tip: Investors love Yaba! Its growing tech scene and proximity to top schools make it a smart buy for long-term rental income.
Surulere – A Blend of Tradition & Modernity
Surulere is rich in culture, home to the National Stadium, and still has strong community vibes. It‘s popular with families and mid-level professionals.
Popular Residential Estates in Surulere
- Bode Thomas Estate
- Adeniran Ogunsanya Estate
- Aguda GRA
Shopping & Entertainment Hotspots
- Leisure Mall
- Adeniran Ogunsanya Shopping Mall
- Numerous eateries, cinemas, and lounges
Pro Tip: Love entertainment and culture? Surulere gives you easy access to cinemas, lounges, and local food spots—without Island traffic.
Ebute Metta – Historic & Upcoming
Ebute Metta is slowly being reborn. Once known for its railway connections and colonial homes, new developments are introducing modern living to the area.
Redevelopment Projects in Ebute Metta
- Railway Quarters revamp
- Lagos Red Line (Rail Mass Transit) terminal
Connectivity to Lagos Island
Ebute Metta is just minutes from Lagos Island via the Carter Bridge or through Yaba and the Third Mainland Bridge.
Pro Tip: Buying early here can pay off. With rail upgrades and redevelopment plans underway, Ebute Metta is a sleeper investment zone.
Lifestyle & Amenities in Lagos Mainland
Best Markets & Shopping Centers
- Tejuosho Market (Yaba)
- Ojuwoye Market (Mushin)
- Shoprite Surulere
- Spar Ilupeju
Top Restaurants & Street Food Spots
From shawarma spots to amala joints, Lagos Mainland has something for everyone.
- White House (Yaba)
- Iya Eba (Ebute Metta)
- The Place (Surulere)
Parks & Recreational Areas
- National Stadium, Surulere
- JJT Park (Ikeja, accessible)
- Love Garden (UNILAG)
Transportation & Commuting in Lagos Mainland
Major Roads & Traffic Insights
- Herbert Macaulay Road
- Funsho Williams Avenue
- Western Avenue
While traffic can get heavy during peak hours, early morning and off-peak commuting is relatively smooth compared to the Island.
BRT & Rail Connections
- BRT lines serve areas like Yaba, Jibowu, Ojuelegba, and Surulere.
- The Lagos Red Line (under construction) promises faster travel.
- Ojuelegba and Yaba have key bus and train terminals.
Pro Tip: Commute smarter. Living near BRT or future rail routes (like in Yaba or Ebute Metta) saves time and boosts property value over time.
Real Estate Trends in Lagos Mainland
Average Rent & Property Prices
| Area | 1-Bedroom (₦) | 2-Bedroom (₦) | 3-Bedroom (₦) |
|---|---|---|---|
| Yaba | 1.4N – 2.4M | 3.6M – 5.4M | 4.2M – 5.5M |
| Surulere | 1.2M – 2M | 2.5M – 3.75M | 3.5M – 4.5M |
| Ebute Metta | 1.25M – 2.5M | 2.7M – 3.9M | 3M – 6M |
Table 4: Average Rent Prices in Key Lagos Mainland Areas (2025)
- 1-Bedroom Flat: ₦500K – ₦1.2M/year
- 2-Bedroom: ₦800K – ₦1.8M/year
- 3-Bedroom: ₦1.2M – ₦2.5M/year
Buying property ranges from ₦25M – ₦60M, depending on location and finish.
Upcoming Developments & Investment Opportunities
- Tech incubators in Yaba
- Short-let apartments demand rising
- Government projects around Ebute Metta and rail upgrades
Pro Tip: Keep an eye on rental yields. Short-let apartments in Yaba and Surulere are seeing steady demand from students and remote workers.
Pros & Cons of Living in Lagos Mainland
Advantages
- Affordable housing
- Strong community network
- Easy access to public transport
- Proximity to educational institutions
Challenges
- Traffic congestion during rush hours
- Occasional power outages
- Some areas still need infrastructure upgrades
Pro Tip: Visit at different times of day. This helps you get a real feel for traffic, noise, and general vibe before committing.
Final Thoughts – Is Lagos Mainland Right for You?
Who Should Consider Living Here?
- Young Professionals working in tech or education
- Families looking for affordable yet central locations
- Investors eyeing long-term growth and ROI
Next Steps: Finding a Home in Lagos Mainland
At Oparah Realty, we help you navigate the Lagos real estate market with ease. From shortlets to full property purchases, we ensure you get the best deals with zero stress.
Ready to explore Lagos Mainland? Contact us today and let’s get you started on your homeownership or investment journey.
FAQs
What is the nicest neighbourhood in Lagos?
It depends on what you’re looking for. If you want luxury, waterfront views, and high-end living, Banana Island on Lagos Island is the top choice.
But if you’re after a balance of affordability, lifestyle, and convenience, Yaba and Surulere on the Lagos Mainland are excellent. Yaba is known for its tech and educational scene, while Surulere offers a mix of tradition and modern comfort.
Where is the best place to live in Lagos, Mainland?
The best places to live on the Mainland include Yaba, Surulere, and Ebute Metta.
- Yaba is ideal for young professionals and students, thanks to its tech hubs and top schools.
- Surulere is great for families who want central access, shopping malls, and community vibes.
- Ebute Metta is an up-and-coming area, boasting historic charm and improved connectivity to the Island.
What areas are under Lagos Mainland?
Lagos Mainland includes several popular districts like:
- Yaba
- Surulere
- Ebute Metta
- Ojuelegba
- Parts of Ikeja, Mushin, Fadeyi, and Oyingbo
These areas form the core of the city’s residential, educational, and commercial life outside the Island.
Where is the cheapest place to live in Lagos, Mainland?
Some of the most affordable areas to live on the Mainland include Mushin, Ojuelegba, and parts of Oyingbo.
These places offer lower rent and are well-connected by public transport.
While they may not have the polish of Yaba or Surulere, they are budget-friendly for students, new workers, or families starting out.
What is the difference between Lagos Island and Lagos Mainland?
Lagos Island is renowned for its luxury, business districts, and higher living expenses. It includes areas like Victoria Island, Ikoyi, and Lekki.
Lagos Mainland, on the other hand, offers more affordable housing, strong community life, and easy access to schools and public transport. While the Island offers prestige, the Mainland delivers practicality and long-term investment value.
