Yaba, Lagos – The Heart of Tech, Culture & Affordability
by Bright Ugochukwu
Last Updated: Jul 5, 2025
Welcome to Yaba – the buzzing neighbourhood at the intersection of tradition, innovation, and real estate value.
If you’re eyeing property in Lagos, Yaba should be on your radar. From tech startups to student life, Yaba has transformed into a cultural and digital hub.
Let’s explore what makes this area one of the most sought-after spots for investors, residents, and entrepreneurs.
By the end, you’ll know if Yaba is your next home—or just a great investment opportunity. Let’s get right into it.
Key Takeaways
- Yaba is Lagos Mainland’s leading tech and student hub, with strong cultural roots.
- It’s more affordable than Lekki or Ikoyi for both renters and buyers.
- Rent ranges from ₦500K for studios to ₦10M for luxury apartments.
- Strategic location with easy access via the Third Mainland Bridge.
- Popular with investors due to rising property values and rental demand.
- Home to UNILAG, YABATECH, top markets, hospitals, and nightlife.
- Relatively safe, with gated communities offering extra security.
Introduction to Yaba, Lagos
Yaba has evolved from a modest suburb into a vibrant neighbourhood filled with history and promise.
It’s located on the Lagos Mainland, and is one of the oldest settlements in the city, known historically for its educational institutions.
Google Map of Yaba, Lagos
Today, Yaba is at the forefront of Nigeria’s tech boom while still maintaining a deep cultural heritage.
Where is Yaba Located?
Yaba is situated in Lagos Mainland, bordered by Surulere, Ebute Metta, and Sabo. It enjoys proximity to the Lagos Island and Victoria Island through the Third Mainland Bridge, offering excellent access to both residential and commercial hubs.
Why Yaba Stands Out in Lagos
Yaba stands out for three core reasons:
- Tech Hub: It houses major tech firms and co-working spaces. It’s often dubbed the “Silicon Valley of Nigeria.”
- Student Life: With UNILAG, Yaba College of Technology, and other institutions nearby, it bustles with youthful energy.
- Affordability: Compared to Lekki or Ikoyi, Yaba offers more budget-friendly living and investment options.
Pro Tip: If you’re looking to invest early in Lagos’ next big tech boom, Yaba offers unmatched access to Nigeria’s startup ecosystem at more affordable rates than the Island.
Living in Yaba: Key Highlights
Living in Yaba combines urban life with local culture. It offers a strong sense of community, diverse food scenes, and quick access to essential services.
Cost of Living in Yaba
Yaba offers a lower cost of living than highbrow areas like Ikoyi or Victoria Island. Transportation, food, and rent are generally more affordable.
Average Rent Prices (2024)
According to Nigeria Property Centre Report, rental prices in Yaba remained relatively stable throughout 2024, making it one of the most affordable urban areas in Lagos.
Demand from students, young professionals, and short-let investors continues to shape pricing.
Here’s a quick breakdown of what you can expect:
| Apartment Type | Average Rent Price (₦/Year) |
|---|---|
| Self-Contain/Studio | ₦500,000 – ₦750,000 |
| 1-Bedroom | ₦800,000 – ₦1,200,000 |
| 2-Bedroom | ₦1,500,000 – ₦2,200,000 |
| 3-Bedroom | ₦2,500,000 – ₦4,000,000 |
| Luxury Apartment | ₦5,000,000 – ₦10,000,000 |
Table 1: Average Rent Prices in Yaba, Lagos (2024)
- Self-Contain/Studio: ₦500,000 – ₦750,000/year
- 1-Bedroom: ₦800,000 – ₦1.2M/year
- 2-Bedroom: ₦1.5M – ₦2.2M/year
- 3-Bedroom: ₦2.5M – ₦4M/year
- Luxury Apartments: ₦5M – ₦10M/year (especially in new developments around Alagomeji and Sabo)
Pro Tip: For the best rental deals, consider checking just outside high-demand areas like Alagomeji or Sabo — prices drop slightly while still keeping you close to the action.
Cost of Buying Property in Yaba
Property values in Yaba have seen steady appreciation, driven by its growing status as a tech and academic hub.
Whether you’re buying for personal use or investment, pricing varies by property type and location.
Below is an overview of typical purchase prices based on 2024 trends:
| Property Type | Average Price Range |
|---|---|
| Land (per plot) | ₦20,000,000 – ₦40,000,000 |
| Flats | ₦30,000,000 – ₦70,000,000 |
| Commercial Spaces | From ₦50,000,000 upwards |
Table 2: Cost of Buying Property in Yaba, Lagos
- Land (per plot): ₦20M – ₦40M
- Flats: ₦30M – ₦70M
- Commercial Spaces: ₦50M upwards
Transportation & Commuting in Yaba
Yaba is one of the easiest places to navigate on the Mainland.
Major Roads & Traffic Insights
- Herbert Macaulay Way: A major artery linking Yaba to other parts of Lagos.
- Ikorodu Road: Just minutes away, easing commutes to the Island and Ojota.
- Third Mainland Bridge: Offers quick access to Lagos Island (under 20 mins during off-peak hours).
Public Transport Options
- BRT Buses: Reliable and affordable.
- Keke Napep & Okada: Common for short routes.
- Ride-Hailing: Bolt and Uber operate seamlessly here.
Real Estate in Yaba: Trends & Opportunities
Real estate in Yaba is thriving. Investors are buying into both residential and commercial assets as demand grows.
Types of Properties in Yaba
- Residential: Flats, duplexes, bungalows.
- Commercial: Office spaces, tech hubs, retail outlets.
- Mixed-Use: Increasingly common in redevelopment projects.
Popular Residential Estates & Compounds
- Alagomeji Estate
- Sabo Yaba GRA
- Commercial Road Axis
Commercial Hotspots
- CC Hub: A renowned innovation centre.
- Tejuosho Shopping Complex: Modern retail outlets.
- Sabo Market Axis: Ideal for wholesale and tech trade.
Pro Tip: Mixed-use buildings in Yaba are becoming increasingly popular with investors due to their dual income potential — from both residential tenants and commercial leases.
Is Yaba a Good Place to Invest?
Absolutely.
Property values in Yaba have appreciated by over 50% in the last 5 years.
With ongoing infrastructure upgrades and tech expansion, ROI potential is strong. Risks include congestion and rising competition, but the upside far outweighs the drawbacks.
In 2021, one of our clients — a young tech professional who worked remotely — purchased a 2-bedroom flat in Alagomeji, Yaba for ₦32 million.
At the time, the building was part of a small gated development near Herbert Macaulay Way.
Within 18 months, similar units in the same block were being rented out at ₦2.2M annually, and resale prices had jumped to ₦45 million. That single decision earned him over ₦10 million in capital appreciation, excluding rental income.
Why did it work?
Yaba’s demand for rentals, proximity to tech hubs, and easy access to the Island created the perfect storm for growth. It’s not just hype — it’s a proven market if you buy smart and hold.
Lifestyle & Amenities in Yaba
Yaba caters to every aspect of life, from learning to leisure.
Top Schools & Universities
- University of Lagos (UNILAG)
- Yaba College of Technology
- Queens College, Yaba
- International Secondary Schools
Quick Take: Investing in property close to UNILAG or YABATECH can yield steady rental income year-round from students and academic staff.
Shopping & Markets
- Computer Village (Otigba): Top destination for gadgets.
- Tejuosho Market: Modern market with a wide range of goods.
- Sabo Market: Great for foodstuff and local products.
Healthcare Facilities
- LUTH (nearby in Idi-Araba)
- Federal Medical Centre, Ebute Metta
- Private Clinics & Pharmacies: Easily accessible.
Nightlife, Cafés & Entertainment
- Co-Working Spaces: CC Hub, Workstation, LeadSpace.
- Cafés: Café Neo, Bookville World Café.
- Bars & Lounges: Ozone Cinema area, bars on Commercial Avenue.
Safety & Security in Yaba
Yaba is relatively safe, especially in gated communities and near institutions.
Crime Rate & Precautions
While petty theft can occur, violent crime is rare. Always secure your home and avoid isolated areas at night.
Gated Communities vs. Open Neighbourhoods
- Gated Communities: Offer security and peace of mind.
- Open Neighbourhoods: Bustling and vibrant but may lack structure.
Pros & Cons of Living in Yaba
Pros:
- Affordable housing
- Strong rental demand
- Central location
- Active tech and student scene
Cons:
- Traffic during peak hours
- Noise in commercial zones
- Occasional flooding in low-lying areas
Conclusion: Is Yaba Right for You?
If you’re seeking a mix of culture, technology, affordability, and access, Yaba might just be your ideal Lagos neighbourhood.
Whether you’re a first-time buyer, seasoned investor, or tenant, Yaba continues to offer great value and exciting prospects.
Thinking of buying, renting, or investing in Yaba?
Contact Oparah Realty today for expert guidance and exclusive listings in this dynamic part of Lagos.
FAQs
What is Yaba known for?
Yaba is widely known as Lagos’s tech innovation hub, home to many startups and co-working spaces.
It’s also famous for its academic institutions like UNILAG and Yaba College of Technology, along with its affordability and cultural vibrance.
What areas are close to Yaba Lagos?
Neighbouring areas to Yaba include Surulere, Ebute Metta, Sabo, and Akoka. It’s also a short drive from Lagos Island via the Third Mainland Bridge.
Which LGA is Yaba, Lagos under?
Yaba is under the Lagos Mainland Local Government Area (LGA), which was created in 1977 as a separate Local government following the national reform of Local governments in September 1976.
Is Yaba a good place to live?
Yes, Yaba is a great place to live, especially for students, young professionals, and families. It offers affordable housing, a central location, good schools, and a thriving social and tech scene.
Which part of Lagos is YABATECH located in?
Yaba College of Technology (YABABTECH) is located in the heart of Yaba, Lagos Mainland. It’s one of the key landmarks and contributes significantly to the area’s vibrancy.
