C of O vs R of O: What Every Buyer Must Know

"Does this land have C of O?"

This is the most common question I hear from first-time land buyers in Abuja. And it is a good question. But often, the answer is: "No, it has an R of O."

At this point, many buyers panic. They think "R of O" means "Fake" or "Inferior." They walk away from a perfectly good deal in Idu or Lugbe because they don't understand the difference.

Here is the truth: Some of the best investment opportunities in Abuja right now only have an R of O. If you wait for a C of O, you might be paying 50% more for the exact same plot.

In this guide, I will break down the technical and practical differences between a Certificate of Occupancy (C of O) and a Right of Occupancy (R of O), so you can stop guessing and start investing with confidence.

What is a Right of Occupancy (R of O)?

A Right of Occupancy is simply an offer. It is the government telling you: "We have allocated this plot of land to you, subject to you paying the fees and developing it."

When the Minister of the FCT approves a land allocation, the first document issued is the R of O. It contains:

• The Plot Number and Cadastral Zone.
• The size of the land.
• The purpose (Residential, Commercial, etc.).
• The terms of the lease (usually 99 years).

Is an R of O a valid title? Yes. It is a legal title. However, it is a transitional title. It is meant to be "perfected" into a C of O.

What is a Certificate of Occupancy (C of O)?

A Certificate of Occupancy is the superior title. It is the final proof of ownership issued by the government after you have accepted the R of O, paid all the statutory fees (like the premium, ground rent, and survey fees), and registered the land.

Think of it this way: R of O is the admission letter; C of O is the degree certificate.

The Key Differences: C of O vs. R of O

Should You Buy Land with Only an R of O?

Yes, absolutely. In fact, for investors looking for high ROI, R of O lands are often the sweet spot.

Why? Because they are cheaper. You can buy a plot in Katampe Extension with an R of O for ₦80 million, perfect the title yourself (pay the government fees), and instantly increase the value to ₦120 million because it now has a C of O.

The Catch: You must verify that the R of O is genuine. Because R of Os are just paper documents (unlike the digitized C of O), they are easier to forge. You MUST conduct a "Legal Search" at AGIS to confirm the file exists and is in the seller's name. (Read our guide on How to Verify Land Titles).

How to Upgrade an R of O to a C of O

If you buy land with an R of O, you should aim to upgrade it. Here is the process:

1. Recertification: Ensure the R of O has been recertified (updated to the new digital system).
2. Payment of Bills: Pay all outstanding Ground Rents and the C of O processing fee.
3. Survey: Submit a registered survey plan of the land.
4. Issuance: The FCT Minister signs the C of O, and it is delivered to you.

Conclusion: Don't Let Terminology Scare You

The difference between C of O and R of O is largely about maturity and price. A C of O is a mature, expensive title. An R of O is a developing, affordable title.

If you are building your dream home and want zero stress, buy a C of O. If you are an investor looking to maximize profit, look for verified R of O titles in developing districts.

Ready to invest? We list both C of O and verified R of O properties.

Frequently Asked Questions (FAQs)

1. Can a C of O be revoked?

Yes, but only for "overriding public interest" (e.g., the government needs to build a road). In such cases, the government is legally required to pay you compensation. An R of O can be revoked more easily if you fail to develop the land within the stipulated time (usually 2 years).

2. How much does it cost to convert R of O to C of O?

It depends on the size and location of the land. For a standard 1,000sqm residential plot, the official fees can range from ₦500,000 to ₦2 million, excluding your surveyor and legal fees.

3. Is a "Deed of Assignment" the same as a C of O?

No. A Deed of Assignment is just the contract between you and the seller. It proves you bought it. The C of O proves the government recognizes you as the owner. You need the Deed to get the C of O.