Across South-East Nigeria, annual rents for 3-bedroom flats range between ₦1.3 million and ₦3.5 million. Rental levels vary by state and city, with the highest rents recorded in Enugu, Anambra, and Ebonyi, and the lowest in Abia.
These differences reflect variations in infrastructure, housing supply, economic activity, and tenant demand across the region.
Regional Pricing Structure
High-Rent States: Enugu, Anambra, Ebonyi
Enugu remains the most expensive rental market in the South-East. Prime areas such as Independence Layout, GRA, and New Haven attract premium rents due to better road access, concentration of offices, and relatively stable infrastructure.
Anambra holds the second position in property prices in the South-East, directly behind Enugu. Strong commercial demand in Onitsha and administrative activity in Awka sustain rental demand. Properties near markets and business hubs often command higher rents because tenants prioritise reduced travel time and proximity to business hubs.
Ebonyi, particularly Abakaliki, records higher rents than expected for a state of its size. Demand from civil servants and professionals remains strong, while the supply of modern housing is limited. This gap between demand and supply continues to support higher rental pricing.
Lower-Rent State: Abia
Abia sits at the lower end of the regional rental range. In Umuahia and parts of Aba, 3-bedroom flats typically fall closer to the ₦1.3M mark.
Lower rents are linked to infrastructure challenges, including power supply and road conditions. These factors affect how much tenants are willing to pay, even where property size and layout are comparable to higher-priced markets.
Key Rental Price Drivers
Rental values across the South-East are influenced more by specific neighbourhood conditions than by state location alone.
Properties close to commercial centres, schools, government offices, and major roads attract higher rents. Building condition also plays a role. Modern finishes, reliable plumbing, and stable electrical systems support premium pricing. Security remains a major consideration, especially for family tenants.
Tenant Market Behaviour
Tenants generally balance rent levels against daily living needs. Higher rents are justified when the location reduces commute time or improves access to work and schools. In other cases, lower-cost markets provide similar living spaces with reduced financial pressure.
Power supply reliability is a key decision factor for remote workers, while families often place higher value on school access and neighbourhood safety.
Investment and Rental Yield Outlook
Rental yield patterns vary across the region. In premium markets like Enugu, higher rents are often offset by high property purchase prices. In lower-cost markets such as Abia, lower entry prices can result in stronger yield percentages despite lower absolute rent.
Investor strategy, therefore, depends on whether the focus is on rental income or long-term capital growth.
Market Structure and Leasing Practices
The South-East rental market still relies heavily on personal networks and informal references. However, there is a gradual shift toward written lease agreements, bank-based rent payments, and professional property management, especially in Enugu and Anambra.
This trend is improving transaction clarity and reducing disputes between landlords and tenants.
Pricing and Negotiation Trends
Landlords who price in line with local market conditions experience shorter vacancy periods. Overpriced properties often remain empty for extended periods, leading to income loss.
For tenants, negotiation is a normal part of the rental process. Moderate reductions from asking prices are commonly anticipated by landlords.
Advisory Note
At Diya, Fatimilehin & Co., we support landlords and tenants with market-led insights across South-East Nigeria. Our guidance is based on neighbourhood-level conditions, helping clients make informed rental decisions grounded in real market behaviour.