# Houses and land for sale in Abuja: Lugbe, Mabushi and Ketti-Kabusa

If you are looking at property in the Federal Capital Territory, it helps to put real asking prices and real paperwork next to each other, rather than starting from a district name and a rumour. This article looks at what was listed on Xavorian, as of 10 November 2026, in three parts of Abuja that buyers ask about often: Lugbe, Mabushi and Ketti-Kabusa. I founded the marketplace, so this is not a neutral valuation. Every price below is the asking price on the listing. Every title type is what the listing itself declares.

# A four-bedroom house in Lugbe

The lowest ticket in this set is a four-bedroom fully detached duplex in a residential estate at Sabo Lugbe, by Alco Junction, listed at ₦65,000,000. The listing describes a house that stands on its own plot, with no shared walls, in a growing residential part of the FCT. It is marked verified on the public record. What it does not do is name a title document type. That is the first gap a lawyer should close, before anyone talks about payment.

Inspection is by appointment. The public photo set is thin: the listing page shows a single low-resolution still, and the record is flagged as having a video. A video walk is useful. It is not the same thing as standing at Alco Junction, walking the estate road, and checking the house itself.

# A four-bedroom house in Mabushi, with more of the file filled in

Further into the city, a four-bedroom fully detached duplex behind Ministers Hill, near Kingfem Plaza in Mabushi, is listed at ₦650,000,000. The listing says the house has four bathrooms and five toilets, comes semi-furnished, and carries a Certificate of Occupancy. The asking price is described as slightly negotiable. A 5 percent agency fee is payable by the buyer, which is a cost to budget for, not a detail to discover at the end. Inspection is by appointment. This listing is also marked verified, and it has three published photographs of the building.

A declared C of O is a starting point. Have a lawyer who already works with the FCT authorities search the title, and confirm that the house you were shown is the house on the file.

# An 800 square metre plot in Mabushi — with an important caveat

The same district also has 800 square metres of land in Mabushi, listed at ₦400,000,000. The listing says the plot is fenced and gated, that a Google location pin is available, and that the documents on offer are a Certificate of Occupancy and an Allocation Letter (R of O). A 5 percent agency fee applies. Inspection is by appointment.

This listing is not marked verified on the public record. That is worth saying plainly. I will not advertise it as a cleared, verified plot. If it interests you, treat the declared papers and the pin as a starting point for a search and a site visit, not as a reason to skip either.

# A hectare at Dominion Villa, Ketti-Kabusa

For buyers looking at land rather than a finished house, one hectare of mixed-use land at Dominion Villa, Ketti-Kabusa, is listed at ₦150,000,000. The listing calls this ₦150,000,000 per hectare and says the title is an FCDA direct Certificate of Occupancy. It also says the land shares a boundary with Ring Road 3, “which is to come all the way from Apo-Kuje,” and that the plot is close to City Walk Lugbe and airport road. Inspection is by appointment. The listing is marked verified and has three published photographs.

The road, the “mixed-use” description, and the form of the C of O are all claims to confirm on the ground and in the file. “To come” on a road project is not the same thing as a finished boundary you can walk today. A lawyer who works with FCDA and FCT land records should be the person who reads that title.

# How to read these four side by side

These are different products and should not be ranked by price alone. What they have in common is more useful: you should see the property, match the person you are paying to the name on the papers, and not treat a marketplace flag as a substitute for a registry search.

On Xavorian, a lister is supposed to pass a government ID and liveness check, a bank-account name match and a document check before a listing goes live. That is a filter against anonymous sellers. It is not a promise that the roof is sound or that the title is perfect. There is a longer explanation of those checks, and their limits, on How Xavorian works. For district context, see also Abuja districts explained and the existing notes on houses and land in Lugbe, Kuje and Wasa/Apo.

You can browse current Abuja listings at marketplace.xavorian.com. If you want to talk through a specific page, use the listing itself, or write to hello@xavorian.com, or call or WhatsApp +234 805 637 3583. Bring a lawyer to the rest of the conversation.

Ezeani Chukwuebuka Damien is the founder of Xavorian. Prices and document types in this article were taken from live listings on 10 November 2026 and may change. This is not legal, valuation or investment advice.