Looking for a vibrant, well-connected, and investment-worthy neighbourhood in Lagos?
Ikeja might just be the PERFECT place.
Whether you’re a first-time homebuyer, a relocating professional, or a seasoned investor, this guide walks you through everything you need to know about Ikeja — Lagos State’s administrative and commercial powerhouse.
Top Highlights
- Ikeja is the capital of Lagos State and a top location for business, government, and real estate investment.
- The neighbourhood is well-connected, with MM2 Airport nearby and easy access to major highways.
- Property prices are more affordable than the Island, with strong year-on-year ROI growth, especially in Alausa and GRA.
- Ikeja offers a balanced lifestyle with access to malls, restaurants, parks, and tech markets like Computer Village.
- It’s ideal for government workers, frequent travellers, and families seeking top schools and safety.
Introduction to Ikeja
Where is Ikeja Located?
Ikeja is the capital of Lagos State, located on the mainland. It’s bordered by Oshodi-Isolo to the south, Agege to the west, and Alimosho to the east.
The Muritala Muhammed International Airport (MMIA) is right at Ikeja’s doorstep, making it one of the most accessible neighbourhoods in all of Lagos.
A Brief History of Ikeja
Originally a colonial administrative town, Ikeja grew into a bustling urban centre post-independence.
Today, it is home to the Lagos State Government Secretariat, major tech hubs, and Nigeria’s busiest local and international airports.
Why Choose Ikeja?
Government & Business Epicentre
Ikeja is the seat of government in Lagos. Alausa hosts the Lagos State Secretariat, the House of Assembly, and various ministries.
It’s also home to corporate offices, including those of the Securities and Exchange Commission (SEC), banks, telecom giants, and startups.
Pro Tip: Looking to rent or buy near Alausa for government-related work? Prioritise listings within walking distance to the Secretariat to cut commute time and boost productivity.
Unmatched Connectivity
One of Ikeja’s BIGGEST assets is its strategic location.
The neighbourhood is connected to major highways, including the Lagos-Abeokuta Expressway and the Third Mainland Bridge.
The presence of MM2 (Muritala Muhammed Airport Terminal 2) also makes it a travel hub for both domestic and international trips.
Balanced Urban Living
Unlike the overcrowded parts of the mainland or the expensive nature of Victoria Island, Ikeja offers a balanced mix. It’s less chaotic, more structured, and significantly more affordable than Lagos Island’s highbrow areas.
Top Residential Areas in Ikeja
Alausa – The Government District
Housing Types
Here, you’ll find gated estates like LSDPC and government quarters, as well as private apartments.
It’s a secure and organised neighbourhood, mostly populated by civil servants and top executives.
Average Property Prices (2025)
- 3-Bedroom Flat (Rental): ₦2,500,000 – ₦7M/year
- 3-Bedroom Flat (Sale): ₦200M – ₦600M
| Property Type | Rental Price (Per Year) | Sale Price Range |
|---|---|---|
| 2-Bedroom Apartment | ₦900,000 – ₦3,000,000 | ₦150M – ₦170M |
| 3-Bedroom Apartment | ₦2,500,000 – ₦7M | ₦200M – ₦600M |
| 4-Bedroom Detached | ₦8M – ₦10M | ₦450M – ₦800M |
Table 1: Average Property Prices in Alausa (2025)
Pro Tip: Properties in this area tend to appreciate steadily due to demand from government staff. Investing early in mid-range flats could deliver long-term ROI.
Allen Avenue – The Commercial Pulse
Nightlife, Dining & Shopping
Allen is always buzzing. From fast food chains to lounges like The Place and clubs like Rumours, entertainment is top-notch. You’ll also find boutiques and electronics stores scattered along the avenue.
Security Considerations
Due to its busy nature, security can be particularly tight during the day.
However, nighttime activity can sometimes attract petty crime. Gated streets and estate living are advised.
Pro Tip: Want peace and quiet in Allen? Look for apartments off the main road or within gated mini-estates tucked behind the commercial strip.
Ogba – The Family-Friendly Zone
Top Schools & Recreational Parks
Ogba is known for its excellent schools, such as Murtala Muhammed Airport School and Dansol High School. Families enjoy access to parks like Ogba Zoo and mini sports complexes.
Commute Times to Key Areas
- To MM2 Airport: ~25 mins
- To Victoria Island: ~1 hour (off-peak), ~1.5+ hours (peak)
| Destination | Commute Time (Off-Peak) | Commute Time (Peak) |
|---|---|---|
| Muritala Muhammed Airport (MM2) | 25 mins | 40–50 mins |
| Victoria Island | 1 hour | 1.5–2 hours |
| Alausa (Ikeja) | 15 mins | 25–35 mins |
| CMS/Marina | 1 hour 10 mins | 1.5–2+ hours |
| Risk Profile | High volatility | More stable |
Table 2: Average Commute Times from Ogba to Key Locations
Pro Tip: If schools and weekend outings are priorities, Ogba offers a balance of good education, lower rents, and easy access to parks like Ndubuisi Kanu Park.
Lifestyle & Amenities
Best Shopping Destinations
- Ikeja City Mall: Lagos Mainland’s top shopping centre with international brands, eateries, and cinemas.
- Computer Village: Africa’s largest ICT accessories market. Great for deals, but go with a tech-savvy guide!
Top Restaurants & Cafés
- Yellow Chilli: Great for Nigerian cuisine.
- The Place: Affordable buffet-style meals.
- Cafe Neo: Ideal for coffee lovers and remote workers.
Green Spaces
- Ikeja Golf Club: For golf enthusiasts.
- Johnson Jakande Tinubu Park: Family-friendly park opposite the State Secretariat. Great for weekend outings.
Pro Tip: Always go with a tech-savvy guide when shopping in Computer Village. It’s a tech haven, but bargains come with street smarts.
Transportation & Commuting
Road Networks & Traffic Hotspots
Ikeja has good roads, but traffic builds up during rush hours, especially along Obafemi Awolowo Way and Allen Avenue.
Peak Hours to Avoid:
- Morning: 6:30 a.m. – 9:00 a.m.
- Evening: 4:30 p.m. – 7:30 p.m.
Proximity to MM2 Airport
Travelling often?
You’re in LUCK.
From almost anywhere in Ikeja, the airport is less than 30 minutes away, even during moderate traffic.
Pro Tip: Avoid scheduling viewings or meetings between 7:00 a.m. and 9:00 a.m. and 5:00 p.m. and 7:30 p.m. Traffic is at its peak and could delay your entire day.
Ikeja Real Estate Market (2025 Insights)
Current Trends
Ikeja’s real estate is in HIGH demand, particularly in areas such as GRA, Alausa, and parts of Ogba. The rise of co-working spaces and shortlets has also boosted rental income potential.
Price Comparison: Flats vs. Detached Homes
- 2-Bedroom Flat: ₦150M – ₦170M
- 4-Bedroom Detached House: ₦450M – ₦800M
| Property Type | Average Price Range |
|---|---|
| 2-Bedroom Flat | ₦150M – ₦170M |
| 3-Bedroom Flat | ₦200M – ₦600M |
| 4-Bedroom Detached House | ₦450M – ₦800M |
| 5-Bedroom Detached Duplex | ₦650M – ₦845M |
Table 3: Price Comparison – Flats vs. Detached Homes in Ikeja, Lagos (2025)
Investment Opportunities
With ongoing road expansion and infrastructure projects, properties in Ikeja are appreciating fast. Alausa and GRA have consistently shown a 10-15% year-on-year ROI.
Upcoming developments, such as the Smart City Initiative and tech hubs around Computer Village, are also driving interest.
Pro Tip: Shortlets around Ikeja City Mall or near MM2 airport yield higher rental income due to high business traveller traffic. Consider furnishing for faster turnover.
Pros & Cons of Living in Ikeja
Advantages
- Excellent connectivity
- Proximity to the airport and government offices
- Top schools and hospitals
- Great shopping and dining
- Steady property appreciation
Challenges
- Noise from commercial areas
- Limited waterfront or beachside properties
- Occasional traffic congestion
Is Ikeja Right for You?
Ideal For:
Government Workers & Professionals
If you work with the Lagos State Government or any agency in Alausa, you’ll save time and stress living nearby.
Families Prioritising Schools & Safety
With top-notch private schools and secure gated communities, Ikeja is an ideal location for raising children.
Alternatives
If you prefer a quieter, more suburban lifestyle, consider areas like Lekki, Ajah, or Magodo. You can read our full Mainland Neighbourhood Guide or Lekki Area Guide for comparisons.
How Oparah Realty Can Help
Exclusive Ikeja Listings
At Oparah Realty, we offer verified listings in Ikeja’s top neighbourhoods — from modern apartments in Alausa to family homes in Ogba.
Free Neighbourhood Consultation
Need help deciding if Ikeja is the right fit for you? Our agents are on ground to guide you with insights, virtual tours, and market data.
Ready to explore Ikeja real estate?
Contact Oparah Realty Now or book a FREE Consultation.
FAQs
What are the areas in Ikeja Lagos?
Ikeja is made up of several vibrant neighbourhoods. Notable areas include Alausa (the government district), Allen Avenue (the commercial hub), Ogba (a family-friendly area), Opebi, GRA Ikeja, Adeniyi Jones, and Computer Village, among others. Each zone offers a unique blend of residential, business, and leisure amenities.
What are the popular streets in Ikeja?
Some of the most popular streets in Ikeja include:
- Allen Avenue – Known for nightlife, shopping, and business.
- Adeniyi Jones Avenue – A mix of commercial offices and upscale residential apartments.
- Obafemi Awolowo Way – A major road connecting Ikeja to Maryland and Berger.
- Mobolaji Bank Anthony Way – A key route near the airport, lined with hotels and offices.
- Opebi Road – Central for both living and working, with access to restaurants, clinics, and banks.
Is Ikeja mainland or island?
Ikeja is located on the mainland of Lagos. It serves as the capital of Lagos State and offers better structure and infrastructure compared to many other mainland neighbourhoods.
It also has excellent road connections to the island via Third Mainland Bridge and Airport Road.
Where is the best area to live in Lagos?
The “best” area depends on your lifestyle and budget. Ikeja GRA, Alausa, and Magodo Phase II (close to Ikeja) are considered top choices on the mainland due to their security, infrastructure, and accessibility.
For island living, areas like Lekki Phase 1, Ikoyi, and Banana Island are the premium picks.
What is the full meaning of Ikeja?
“Ikeja” is derived from the Yoruba phrase “Ikorodu and Epe Joint Administration.”
It was initially used during colonial times when Ikorodu and Epe were merged for administrative purposes, and the name eventually stuck as the identity of the state’s capital.
Is Ikeja a city or a town?
Ikeja is officially recognised as a city. It is not only the capital of Lagos State but also one of Nigeria’s most organised and developed urban centres.
It features modern infrastructure, international airports, government buildings, and thriving commercial districts.
What is the slogan of Lagos State?
The official slogan of Lagos State is: “Centre of Excellence.”
It reflects Lagos’ reputation as Nigeria’s economic, cultural, and innovation capital—qualities that Ikeja, as the seat of the state government, embodies perfectly.
