In the Federal Capital Territory (FCT) Abuja, the price of shelter has become a ruthless competitor in the race for survival. The FCT, a symbol of planned urban development and serenity, is fast becoming a city where decent housing is slipping beyond the reach of average earners. GBENGA OMOKHUNU, NICHOLAS KALU and JOSHUA OBOH explore how Abuja residents are navigating the rent burden in the FCT.
From the city centre to its far-flung suburbs, residents of the FCT are caught in a punishing cycle of annual rent hikes, forced relocations and shrinking options. For many, securing a roof over their heads now feels like a battle, where landlords hold all the power and tenants are left clinging to hope. Most times, tenants have to endure the decrepit conditions as nothing is often done to address issues concerning deterioration of the houses, including amenities and other facilities necessary for good living. Residents have continued to groan under the circumstances.
The indiscriminate hike in rent in the Federal Capital Territory (FCT) has made decent accommodation difficult, especially for low-income earners.
House rent in most locations in the country’s capital has increased by over 50 per cent in recent times despite the economic challenges Nigerians experience daily.
Concerns by residents over the indiscriminate increase in the cost of house rents by landlords in the FCT have heightened.
Tenants have recounted how it is becoming increasingly tough for them to meet up with their obligation of paying annual rent, accusing landlords of increasing rent at will.
Abuja’s housing crisis is a pressing issue. Residents struggle to cope with the high cost of living and scarcity of affordable accommodation.
The city’s rapid population growth of approximately eight per cent annually has created a significant demand for housing, resulting in a substantial housing deficit.
Abuja accounts for 10 per cent of the country’s overall housing shortage, with an estimated 1.7 million housing units needed.
Many residents are forced to live in poor conditions due to the lack of affordable housing options.
Landlords, driven by the need to cover their expenses and maintain their standard of living, have resorted to charging exorbitant rents. A two-bedroom apartment in the outskirts of Abuja such as Karu, Nyanya, Lugbe, Kubwa and Apo, now commands an average rent of between 800,000 and 1.5 million naira per year.
However, these figures pale in comparison to the sky-high rates demanded in posh neighborhoods such as Asokoro, Maitama, Garki, Wuse, Jabi and Utako.
For most landlords, rental income is their primary source of revenue, which they rely on to cover their expenses and maintain their livelihoods.
However, when their rental income no longer suffices to meet their immediate needs, they are left with no choice but to raise the rent. It becomes a vicious cycle that ultimately burdens those who are already financially strained.
The implications of the rising cost of rent are far-reaching. Families and individuals who are already struggling to make ends meet find themselves trapped in a cycle of poverty. Affordable housing becomes a distant dream, forcing many to settle for sub-standard living conditions or resort to overcrowded and inadequate accommodation.
Exorbitant rental costs make it difficult for low-and moderate-income earners to afford decent housing. Despite the housing shortage, many high-end properties in the city centre remain unoccupied, with rents that are expensive for most residents.
The Senate has proposed a bill to regulate rent payments, limiting advance payments to three months. Experts advocate for increased investment in affordable housing, public-private partnerships and community land trusts. Some lawmakers suggest imposing property taxes on unoccupied high-end properties to encourage occupancy and generate revenue.
A real estate agent, Mr Babatunde Ore said: “A two-bedroom apartment in a decent neighbourhood can cost upwards of N5 million per annum in the city, while in the satellite towns it costs like N1.5 to N2 million.
The high demand for housing, fueled by the city’s growing population and limited supply has created fertile ground for exploitative landlords and property developers.
As rents continue to soar, many residents are forced to seek alternative accommodation, often in informal settlements or on the streets.
Homelessness is a growing concern in the FCT, with many individuals and families struggling to access necessities such as shelter, sanitation and healthcare.
Findings showed how many youths, children, and the elderly loiter around abandoned buildings and under bridges. Many of them have either been evicted by their landlords or cannot afford to secure decent accommodations.
A good example of such places is the Mabuchi, Banex, Berger Bridges and a seven-storey building opposite the NNPC Filling Station, Wuse Zone 1 in the FCT have become shelters for many homeless residents.
Abuja Review observed that in Area One in Abuja Municipal Area Council, several families take shelter in some uncompleted buildings without doors, or windows and having just sacks to keep the rooms enclosed.
One of the residents, a father of four, Mr. Johnson Ona told Abuja Review: “This is where I live with my family. The condition is not encouraging, but this is the best we can afford for now. Things are not easy since we were driven away from our accommodation in Kubwa.”
A civil servant who identified himself as John said there were many houses in the city with no one occupying them because of high rents. “The government should make policies that will stop this trend; houses should not be empty when many people do not have houses,” he said.
A banker, who pleaded that his name be not mentioned because of personal reasons, said it is inhuman to increase the rent on a house that was built many years ago because of the economic situation today.
He said: “As a tenant, I have received terrible treatment from my landlord who does whatever he likes.
“The government should be able to regulate the arbitrary increase in house rents; if the government can put a benchmark on rents, it will help the residents.”
A cab driver, Ojo Omoloba said everything in the country is very expensive, adding that house owners were also trying to survive the hard times.
Omoloba said: “I decided to live with my friends so that we can jointly pay the rent of N400, 000 every year.
“This is the only way I can survive in Abuja. I appeal to the government at all levels to look into the hardship people are experiencing and address it; it is becoming unbearable.”
A student, Emeka Onu expressed dissatisfaction with the situation, adding that no average Nigerian was having it easy.
“The situation is very bad and has rendered many people homeless because they cannot afford to pay rent in the city,” he said.
The FCT has experienced rapid urbanisation and population growth in recent years, leading to an increased demand for housing. This growth has put pressure on the existing housing stock, leading to high rents and a shortage of affordable housing options.
According to experts, the housing supply in the FCT has not kept pace with the growing population, leading to a shortage of affordable housing options. This shortage has driven up rents, making it difficult for low- and middle-income households to access decent housing.
The capital has become a magnet for people from all parts of the country seeking better opportunities. While the influx has contributed to the economic growth of the territory, it has also put pressure on the housing market, leading to high rents and a shortage of affordable housing options.
The consequences of high rents and homelessness in the Federal Capital Territory are far-reaching and devastating, affecting not only individuals but also broader society.
Many residents are forced to live in squalid conditions, exposed to health risks and vulnerable to crime and exploitation.
The failure to address the housing crisis can lead to social unrest, political instability and a loss of faith in the government. As the housing crisis persists, frustration and anger among the affected population can grow, leading to increased protests, activism and political polarisation. Moreover, the government’s apparent inability to address the crisis can erode trust in institutions and undermine democracy.
Experts have suggested a multifaceted approach that addresses the root causes of the problem.
This housing crisis has also led many to prostitution and involvement in crimes. A disproportionate number of sex workers live in poverty. Sex workers in the FCT identified poverty, unemployment and insufficient financial resources as major barriers to housing. Poverty often leads to living in inadequate and unsafe housing.
To have a lasting solution to the housing crisis in the country’s capital, the FCT Minister, Nyesom Wike, alongside Area Council chairmen are focusing on developing satellite towns in Abuja, including providing infrastructural facilities and affordable/social housing.
This initiative aims at improving living standards, reducing pressure on the capital city and encouraging migration away from the city centre, ultimately driving property development in these areas.
Reacting to the development, Wike, in an interview said the FCT administration is actively working to improve living standards and provide basic amenities in the six area councils.
He said the initiatives aim not only at improving the living conditions in the satellite towns but also to address the challenges of urbanisation and urban congestion in the capital city.
The minister reiterated the administration’s commitment to extending development beyond the city centre to the satellite towns, echoing President Bola Ahmed Tinubu’s consistent directive.
“The emphasis Mr President has always made is that we should not only concentrate in the cities. We should take development to the satellite towns. The improved connectivity would make it unnecessary for people to relocate to the city. The short travel time to the city, facilitated by the road network, is expected to encourage people to build homes in the areas, offering a more affordable alternative to city living and fostering economic growth in the communities.
“With this road being done, you don’t need to stay in the city. That’s what the road network brings about. It will open up the entire place. People would like to build houses here instead of staying in the city that appears to be more expensive.
“I’m sure that most people will be looking out on how they can have a plot of land in these areas where they can develop so that they will stop paying rent in the city. So, this road will open up the two communities as well as the economy of the place,” he said.
All the area council chairmen, according to findings, are also giving the minister the needed support for mass housing in rural areas.
The President of the Nigerian Institution of Estate Surveyors and Valuers (NIESV), Mr Victor Alonge blamed the situation on population growth and high demand for housing in Abuja.
He said while the government cannot fix rent prices directly, it can create policies to support low-income earners.
“The government can provide land and support schemes for workers such as teachers, nurses and civil servants to afford decent accommodation,” he noted.
The Minister of Housing and Urban Development, Ahmed Musa Dangiwa announced the upcoming launch of the Renewed Hope Social Housing Programme, which aims at providing affordable homes for Nigerians across all income levels to address the housing crisis.
Dangiwa said the Federal Government plans to build 100 houses in each of the 774 local government areas which will total 77,400 homes.
“These houses will have schools, clinics, shopping areas and security posts. Someone earning N30, 000 can own a home and pay just N10, 000 monthly,” he explained.
He said 80 per cent of the homes will be sold at subsidised rates to workers, while the remaining 20 per cent will be given free to widows, orphans, the unemployed and other vulnerable groups.
He noted that the initiative is part of larger housing plans that include the development of Renewed Hope Cities in the FCT and six other states, as well as 250-unit estates in 12 state capitals across the country.
However, for many Abuja residents, these plans are still promises.
“We’ve heard these announcements before. Let’s hope that this particular promise will materialise for the reason that if nothing is done, many of us may soon have nowhere to live,” said Joy Omeni.
