Analysis of the residential sales market in July 2026, viewed through the PS-0 PropertyScraper lens, reveals a steady expansion in active listings alongside highly stable pricing. Active listings grew by 10.9% over the month, rising from 5,659 in the first week to peak at 6,274 in the final week. This expansion occurred across 236 unique neighbourhoods, with a cumulative total of 24,132 active listings and 922 new listings introduced.

The overall market median price demonstrated resilience, starting at ₦185.0M in the week of 6 July and holding firm at ₦190.0M for the remainder of the month. This price stability, paired with a complete halt in new listings in the final week (0 new listings on 27 July), suggests a shift towards inventory absorption as the month concluded.

Data Scope & Scraper Limitations: This report represents observations collected solely through the PS-0 PropertyScraper pipeline from advertised online listings. It should be understood as a specific digital lens on advertised prices and online inventory, not as an absolute, exhaustive generalisation of the entire physical real estate market across Nigeria.

The PS-0 PropertyScraper lens reveals a highly concentrated inventory distribution, heavily weighted towards premium Lagos corridors. Lekki Phase 1 led active listings with an average of 37.6 active listings per week, closely followed by Lekki at 35.9 and Ikota at 29.4. This concentration highlights the dominance of the Lekki-Ajah axis in online marketing visibility, while secondary markets like Asaba (EDO) maintained a notable presence with an average of 15.8 active listings per week.

Pricing structures show extreme divergence between the luxury core and peripheral markets. The luxury ceiling is dominated by Banana Island (LAGOS) with an average weekly median price of ₦4461.1M and a rapid Days on Market (DOM) of 2.7 days, followed by Ikoyi at ₦3293.8M (DOM: 2.4 days). Conversely, the affordable end of the market is represented by Ohaji (IMO) at a median of ₦4.5M and Ijebu Ode (OGUN) at ₦6.5M, both exhibiting a minimal DOM of 1.0 day, indicating immediate liquidity for low-ticket entry points.

Lagos remains the primary driver of online listing activity, accounting for 132 neighbourhoods and 19,275 active listings. The state recorded 712 new listings and a median price of ₦200.0M, with Lekki Phase 1 emerging as the top neighbourhood. The high volume of active listings coupled with premium pricing underscores the sustained developer focus on the Lagos coastal corridor. Abuja represents a highly capitalised market segment, spanning 64 neighbourhoods with 2,695 active listings and 102 new listings. The federal capital territory posted a median price of ₦220.0M—surpassing the Lagos median—with Katampe leading activity. This premium pricing reflects the high cost of land acquisition and infrastructure in Abuja's prime districts. Beyond the two primary hubs, Ibadan showed significant activity with 895 active listings and a median price of ₦95.0M, while Port Harcourt recorded 286 active listings and a median of ₦147.5M. Interestingly, Nassarawa presented a high median price of ₦800.0M across 7 active listings, driven by institutional or niche developments near Ave Maria University, Lafia. Conversely, affordable hubs like Ogun (538 active listings, median of ₦13.8M) and Edo (223 active listings, median of ₦86.2M, led by Asaba) offer accessible alternatives.

The PS-0 PropertyScraper lens captured 46 price reduction events during the month, peaking at 14 reductions in the week of 13 July. Lagos accounted for the vast majority (31 reductions), followed by Abuja with 7. This low volume of reductions relative to the 24,132 cumulative active listings indicates strong seller holding power and a reluctance to discount, despite rising inventory levels.

Peak reduction week: 2026-07-13 with 14 events.

The combination of rising active listings and stable median prices at ₦190.0M suggests a market in consolidation. The sudden drop to zero new listings in the final week of July indicates that developers and agents may be pausing new campaigns to allow existing inventory to clear. Expect stable pricing to persist into the next quarter, with highly liquid, lower-priced peripheral listings continuing to clear rapidly.

The residential rental market in July 2026, analysed through the PS-0 PropertyScraper lens, showed robust expansion in active listings alongside absolute rental rate stability. Active listings grew by 13.1% over the month, starting at 4,826 and peaking at 5,459 in the final two weeks. This growth occurred across 178 unique neighbourhoods, accumulating 20,862 active listings and 930 new rental listings.

Despite the influx of new rental supply, the median rental price remained completely flat at ₦7.0M/yr throughout the entire month. The combination of rising inventory and static pricing suggests that landlords are prioritising occupancy over aggressive rent hikes, maintaining a stable baseline for premium residential rentals.

Data Scope & Scraper Limitations: This report represents observations collected solely through the PS-0 PropertyScraper pipeline from advertised online listings. It should be understood as a specific digital lens on advertised prices and online inventory, not as an absolute, exhaustive generalisation of the entire physical real estate market across Nigeria.

Rental inventory is heavily concentrated in the high-density premium corridors of Lagos. Lekki Phase 1 led the market with an average of 47.3 active listings per week, followed by Lekki at 37.4 and Ikoyi at 32.7. This concentration indicates that online rental marketing is heavily focused on the Lekki-Ikoyi axis, where corporate tenants and expatriates are most active.

The rental pricing spectrum reveals a stark divide between elite enclaves and mainland commuter hubs. Banana Island represents the luxury ceiling at ₦61.7M/yr with a rapid DOM of 1.8 days, closely followed by Victoria Island at ₦53.5M/yr (DOM: 2.0 days). In contrast, mainland locations like Mushin (₦1.0M/yr) and Bariga (₦1.1M/yr) represent the affordable floor, both showing a DOM of 1.0 day, reflecting immediate demand for affordable urban housing.

Lagos continues to anchor the rental market, accounting for 119 neighbourhoods and 18,160 active listings. The state recorded 759 new rental listings and maintained a median rent of ₦7.0M/yr, with Lekki Phase 1 leading as the most active rental hub. The high volume of active listings reflects a highly liquid rental market with rapid turnover in prime locations. Abuja's rental market, spanning 47 neighbourhoods, recorded 2,025 active listings and 118 new listings. The capital city commanded a premium median rental price of ₦9.0M/yr—significantly higher than the Lagos median—with Jahi emerging as the top neighbourhood. High-end districts like Maitama (₦35.4M/yr) and Guzape (₦20.2M/yr) continue to drive the upper tier of Abuja's rental market. Outside the two major metropolitan areas, Port Harcourt recorded a high median rent of ₦13.5M/yr across 48 active listings, reflecting the high cost of secure corporate housing in the oil-producing hub. Ibadan showed a substantial volume of 517 active listings with a median rent of ₦3.4M/yr, while Ogun offered a highly affordable alternative with 81 active listings and a median of ₦1.3M/yr, led by Obafemi Owode.

A total of 53 price reduction events were observed through the PS-0 PropertyScraper lens, peaking at 21 reductions in the first week of July. Lagos accounted for 46 of these reductions, while Abuja recorded 7. The concentration of rental discounts in Lagos suggests that some landlords in highly competitive segments are adjusting expectations to secure tenants quickly and avoid prolonged vacancies.

Peak reduction week: 2026-07-06 with 21 events.

The rental market is poised for continued stability, as evidenced by the flat ₦7.0M/yr median rent despite a 13.1% increase in active listings. The drop to zero new listings in the final week of July suggests a temporary pause in new supply, which should assist in absorbing current vacancies. Landlords in premium segments are expected to maintain current pricing to preserve occupancy rates.