There was a time when moving to Ibadan meant escaping the “madness” of Lagos, the cheaper rent, wider spaces, calmer life. But that era is fading fast. Today, Nigeria’s so-called “affordable capital” is choking under a rent crisis that is squeezing the very people who gave the city its soul. From the innocent students in Agbowo to the “just married” families in Akobo, from traders in Oje to civil servants in Eleyele, Ologuneru, the story is the same: rent has doubled, sometimes tripled, and the dream of affordable living is turning into a nightmare. Hence, we must all ask ourselves that what “spirit” is fueling this housing hike? And what happens when a city can no longer house its own people?
It is so disheartening that some years ago, a decent two-bedroom apartment in areas like Akobo, Apata, or Challenge used to go for as low as N200,000 per annum. Today, those same spaces now command between N500,000 to N1 million, if you’re lucky enough to find one without an outrageous “agent fee” “lawyer fee” or “commission.”
The situation has become so tough that some tenants have been forced to relocate to the city’s outskirts such as Olorunda, Erunmu, or Elebu just to afford a roof over their heads. Meanwhile, students in institutions like the University of Ibadan, Lead City, and The Polytechnic, Ibadan, are also suffering. Hostels around Agbowo, Orogun, Sango and Apete have doubled in price, yet the quality remains stagnant or even worse.
Now, who’s to blame? Let’s be clear: the surge in rent is no accident. It’s the outcome of several overlapping forces. With Lagos highly saturated and hostile to middle-income investments, real estate developers have turned their hungry gaze to Ibadan, a city with more than enough space, security, and a relatively stable government. However, rather than develop inclusive housing, many developers have prioritised luxury estates and short-let apartments targeted at the wealthy or diasporan Nigerians. From Alalubosa to Akala Express, Bashorun, new estates now charge N1.5 million to N3 million for a flat, pricing out average Ibadan families.
Also, there’s no doubt that Governor Seyi Makinde’s administration has driven infrastructural expansion, roads, flyovers, tech parks, and industrial zones. But with development comes demand. Areas like Moniya, Ologuneru, Idi-Ayunre, Ojoo and others that were once semi-rural now have modern roads and increased accessibility, leading to speculative property pricing. While development is welcome, the absence of regulatory rent control has allowed these selfish landlords to exploit this new wave of interest.
Another important player in this unnecessary drama is the army of unregulated house agents and landlords. With no established oversight, Ibadan agents now demand outrageous fees, sometimes as much as 30% of annual rent, for simply “showing” a house. Some even operate cartels, driving up prices across entire neighbourhoods by hoarding listings or inflating costs to suit their commissions. So terrible! Moreover, the rise of short-let apartments has worsened the situation. Rather than lease their homes to long-term tenants, many landlords now convert entire buildings into Airbnb-style lodges, especially in places like Bodija, Ring Road, Oluyole, among others. This trend reduces available housing stock for residents and drives prices higher.
Take, for example, the story of my uncle, a federal civil servant recently transferred to Ibadan from Osogbo. “I thought I’d find something decent for around ₦300,000,” he said. “But every agent I met was quoting ₦700,000 or ₦800,000 for a one-bedroom apartment.” Today, he lives all the way in Ido, an outskirt of Ibadan, and commutes daily to the Federal Secretariat. The long drive isn’t just exhausting; it’s a daily reminder that Ibadan’s affordability is fast becoming a myth.
Then there’s Mr. Segun, who runs the viewing centre where I used to watch football matches with friends. He recently revealed that the property owner hiked the rent from ₦30,000 to a jaw-dropping ₦3 million. We were stunned, many of us genuinely thought he was joking until he began packing up. It’s stories like these that paint a clear picture: the rent crisis in Ibadan isn’t just data, it’s deeply personal.
Now, if this current trends persist, Ibadan could soon become a city where only the wealthy can live comfortably. The rest will either move to distant outskirts with poor infrastructure or crowd into slums, exacerbating issues like poor sanitation, traffic, and insecurity. It’s quite a slippery slope, today’s high rent could be tomorrow’s homelessness crisis. The rise of urban slums like Oke-Itunu, parts of Odo-Ona, and other densely packed areas around Beere are already signs of strain.
So what can be done? The Oyo State government must step in urgently. It’s time to consider rent control policies, setting ceilings for annual increases and regulating agent fees. Lagos has a tenancy law; why can’t Ibadan have something similar? Also, Government and private developers should be mandated to allocate a percentage of new developments to low-cost housing. Involve cooperatives and civil service housing schemes to support long-term mortgage plans for middle and low-income earners.
Even more, maybe a professional body should be empowered to regulate house agents in Ibadan. They should be licensed, accountable, and operate under strict guidelines regarding service fees. The state should revisit the model of public housing estates like Bodija and Bashorun. These estates offered decent living at moderate rates in their time. New, modern equivalents are urgently needed.
If nothing is done, Ibadan may lose its soul. A city that was once a haven of balance, urban life with rural peace, is now sprinting into chaos. The cost of rent is no longer just a financial issue; it’s a moral and social one. The poor are being pushed out. Families are being broken. Students are forced to live in unsafe environments. It’s time for Oyo State to act, not tomorrow, but now, before Ibadan becomes a city where the average person can no longer afford to live.
Ogungbile Emmanuel Oludotun writes for Oyo Affairs
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