There has been a gradual but steady change of land use pattern from residential to commercial use in Bode Thomas Street in Surulere Local Government Area of Lagos State in the recent time.
The aim of this study is to determine the likely cause of this change and what are the problem usually associated with this type of changes. Is it as a result of demand and supply vis-à-vis the present economic and investment climate in Nigeria today? The study will also examine the prospects and causes of changes in use of the property so as to be able to use this project to predict the future of the study in terms doing thorough analysis and field oriented results on property use and values.
Lastly, recommendation/conclusion will be preferred for the identified problems.
TABLE OF CONTENTS
Table of Content
1.1 Statement of Problem/Justification for the
1.2 Aim and Objectives
1.4 Scope of study
1.5 Limitation of study
1.6 Study Area (Historical Background)
1.7 Definition of Terms
2.0 Conceptual/Literature Reviews
2.1 Concept of Property
2.2 Factors Influencing Changes in the Land Use
2.3 Factors Influencing changes in the Land
2.4 Social Economic Implication of the Changes in
use of the Properties.
3.0 Research Methodology
3.1 The Research Design
3.2 Data, Types and Sources
3.3 Instrumentation of Data Collection
3.4 Sample frame, Sample size and Sampling
3.5 Method of Data Collection
3.6 Method of Data Analysis
4.1 Data Presentation and Analysis
4.2 Nature of the use conversion
4.3 Factor Influencing the Conversion of
Residential Building to Commercial Building in the Study Area.
4.4 Problems/Effect of Conversion of Residential
Building to Commercial Building in the Study Area.
Land resources are fixed in location and in supply.
Virtually all human activities require land. From the large scale industrial
complex the supra metro-line, the traditional market to the roadside Cobbler’s
shop all require land in varying dimensions (Agboola, 2004). On the surface of
the land, beneath it and hanging above it are all traces of human activities
which go a long way to say that land is perhaps the single most important
element in development and mankind’s most basic natural resources.
Because of the diverse needs of
different human activities with respect to location and area coverage and the
temporal dynamism of the location attributes and need of these human
activities, there is often the intense competition for land. However, land is
practically limited in supply and the awareness of land as an irreplaceable
finite resource has made its care.
Development in mainly cities starts from
the centre as the benefits of inner city location’s attract several land uses
towards the city centre. This has significantly influenced land use on urban
centres. There is a traumatic change in land use caused by several human
activities competing for scarce land in urban centres. The person who is
prepared to pay the highest sum for a site is likely to eventually occupy it.
Such individual will be able to successful edge out other potential users. By
this operation, sites in an urban area will tend to be used for that purpose
for which the user makes the highest net gain from alternative uses of that
site. This would result in the highest and best use for that land. This scenario
has made changes in land use, as part of urban growth inevitable. Land and buildings
will continue to witness conversion of use from a lower order to a higher one
in order to attain optimal use. The concern of this project is to investigate
the level of conversion of land use and their implications in Nigerian cities
with a focus on Bode Thomas Street Surulere Local Government, Lagos (Agboola
The land use changes coupled with higher demand for
commercial uses led to the continuous increase in rent in the study area. The
returns realized from the properties used for commercial purpose is greater
than that of properties used for residential purpose. Due to this greater
returns most residential property owners prefer their property to be used for
Another is indiscriminate dumping of
refuse along roads (thus causing road encroachment) and also on storm drainage
systems and designated open space causing blockage, air and water pollution.
1.2 AIM AND
The aim of this project is to examine the problem
and prospects of conversion of residential building to commercial building
taking Bode Thomas Street in Surulere local government area of Lagos state as a
In order to achieve the set goals of
this study or project, few steps of objectives will be undertaking: -
(i) To identify the residential properties
converted to commercial properties in the study area.
(ii) To examine the values of residential and
commercial properties for the past 10 years.
(iii) To know the problems and prospects of
conversion of residential buildings to commercial uses.
(iv) To study the trend in rental values in the
OF THE STUDY
(i) To examine the root cause of the social and
economic problems associated with the conversion of residential building to
commercial buildings in the study area and recommended lasting solutions
(ii) To highlights the benefit and advantages
derived by the owner of the residential building being converted to commercial
(iii) To analyzed and preserved the data collected
from the survey for future prediction in the use pattern and value of
properties in the study area.
1.4 SCOPE OF
The scope of this study covers the conversion of
residential buildings to commercial uses in Bode Thomas Street Surulere local
government area, Lagos State.
The research study is restricted only to
the problems and prospects of conversion of residential building to commercial
building with particular reference of Bode Thomas Street in Surulere Lagos. The
time period considered here is between 2003 – 2013 and the type of properties
are mainly detached houses.
This study is limited to conversion of residential
building to commercial uses.
Collecting information regarding
transaction in property and land use conversion in the study area is a
difficult tack. In few instances where information on property transactions
were available, proper recording classification and analysis were not always
provided. There was also reluctance by most people to give away needed
information on flats and duplexes and this detached house.
1.6 THE STUDY
Surulere Local Government is located in the western
part of Lagos State. The area lies on latitude 60 33’ North of the
equator and longitude 30 25’ East of the Greenwich Meridian. It is
8km from central Lagos and has an area of about 27sq Kilometers. The area is
bounded in the north by Mushin Local Government on the west/south by Ojo Local Government
and on the east by the Mainland Local Government.
The inhabitant of the area are
multi-ethic, Yoruba, Igbo’s and Hausa. They also have diverse cultures. The
area is well manned with modern industrial estates at Ipronri Iganmu and Coker
Surulere Local Government Area was
created on the 27th August 1991, from the defunct Mainland Local
Government. The 2006 population census results as declared by the National
Population Commission, put Surulere Local Government present population figures
at five hundred and three thousand, nine hundred and seventy-five (503,975).
Agriculture is still given a place among the services provided by the local
government a vegetable farm which is the envy of many exists in Tejuosho area
very close to the model market. Today, Surulere Local Government stands out as
one of the major commercial nerve centres of Lagos State.
The first residential property to be
converted to commercial use in the study area cause a lot of problems. The
landlord’s association in the neighbourhood took the person that converted the
property to court for constituting a nuisance to the neighbourhood and illegal
conversion of the plot that was earmarked for residential use. But the
landlords association lost the case.
The victory of the case coupled with
other factors such as increased rent and facelift/modernization of the building
among others are some of the reasons that encouraged others are some of the
reasons that encouraged other landlords to allow for change in use of the
property. The New Town Development Authority made several abortive efforts to
stop this change in use, but were not allow to perform their duty effectively
because to vested interest that the big wigs in the society and top military
officials of the New Town Development Authority from performing their job
It is most surprising that while the
Town Planning Authority recognized the study area as residential in their
master plan and faced with the commercial use conversion problem, the local government
was busy collecting the tenement rates on these converted properties which in
law can be regarded as acquiescence since the local government is a body of the
Initially, there was not much change in
the use of properties from residential uses to commercial uses but the rampant
change in use of residential houses in the study area started in 1986 when the Structural
Adjustment Programme (SAP) was introduced. The policy encourage the
establishment of new generation banks, finance house and bureau de-change, all
of which required to be located close to Central Business District (CBD) and
thereby made the exchange in use of properties in the study area inevitable.
The location of the banking operation inevitable. The location of the banking
operation and bureau – de- change attracted much other complimentary business
which made the area more commercial. The zeal to locate in the study area by
most business gave room for competition and result in increasing rents and land
values mostly during the days of the banking boom Nigerian.
Property – This is a properties that provides permanent housing for
individuals, families and household. It is basically used for accommodation. It
include cottages, tenements blocks of flats, bungalow, duplexes and mansions
Property – This is a property that is for commercial purpose. A commercial
understanding is one conducted with a view to then realization of profits, not
merely for the fun of it. (Okunola et al, 2004)
value – The rental value of a property is the annual rent with may
reasonably be expected to be obtained in the open market. For example, if the
tenant undertook to pay rent for a particular property, it is known as rack
rental value (Deane et al 1982).
– This means the worth of something in terms of money or other goods for
which it can be exchanged. It is also the power a commodity has to command
other commodity in exchange for itself.
– In a wide legal sense, property means anything that is the subject matter
of ownership (Olajide S. and Ismail B. 2003)
– A periodical payment, usually in money, although it may be in kind or
services made by a tenant to a landlord for the use of land, house etc.
Properties – In this category area every class of properties primarily used
for the production of goods e.g. factories and warehouses, location in relation
to transport system, availability of labour, market and raw materials are
important factors (Ojo S.A 1991).
Properties – These include amusement part, relaxation and open space,
tourist centre, hostel, game, reserve, club and museum etc (Rushmore , S. 1978).