Wetin be the average 2-bedroom rent for Yaba?

The midpoint rent for 2-bed for Yaba na around ₦3,100,000 per year.

How power supply be for Yaba?

Yaba dey for Power Band C. Check our power section for typical NEPA hours.

Wetin be di pros and cons of living for Yaba?

Top pros: Highest rental yields in Lagos (6–9%); Tech hub ecosystem — startups, co-working, VC offices. Top cons: Noisy and congested — this is dense mainland Lagos; Aging infrastructure and buildings.

MainlandMidLGA: Yaba👥 500,000

Rent for Yaba

Dem dey call am "Silicon Valley of Lagos"

2-bed rent for one year

₦2.4M–3.8M

/yr

Rental yield

6–9%

YoY change

▲ 18%

Rent by property type

Property type	Rent range	Service charge
Self-contain	₦500.0K–900.0K	—
Mini-flat	₦700.0K–1.2M	—
1-bedroom	₦1.2M–2.0M	₦100.0K–200.0K
2-bedroom	₦2.4M–3.8M	₦150.0K–400.0K
3-bedroom	₦3.5M–5.5M	₦200.0K–500.0K

Area profile

Power bandC

Service charge / yr—

Location6.5100, 3.3800

InternetGood

TrafficHeavy

Flood riskModerate

Noise levelNoisy

Estimated monthly costs

Rent (per month)

₦258,333

Light (NEPA + supplement)

₦153,325

Total per month

₦411,658

Lagos.Cool Editorial

4 June 2026 · 2 min read

About Yaba

Yaba na di most interesting neighborhood for Lagos now. E no be di most luxury — na Banana Island. E no be di most fun — na Lekki. But na di most interesting because na where Lagos economic future dey build. Tech corridor for Herbert Macaulay Road don attract plenty startup talent, VC office, and co-working space. Dis talent cluster don push rent from ₦1.5M go ₦3.8M within five years — 150%+ increase wey make Yaba na Lagos fastest-appreciating mainland neighborhood. For 6–9% yield, na di best investment play for di city too. Red Line rail connect Yaba to Ikeja and airport. For professional wey work for Island and no wan pay ₦10M+ Lekki rent, Yaba na di answer.

✓ Pros

✓Highest rental yields in Lagos (6–9%)
✓Tech hub ecosystem — startups, co-working, VC offices
✓Dual transit: BRT + Red Line rail
✓Third Mainland Bridge access — 20-35min to VI off-peak
✓Cheapest Island-accessible mainland option
✓LUTH and UNILAG add institutional anchor
✓Fastest-appreciating rents in Lagos

✗ Cons

✗Noisy and congested — this is dense mainland Lagos
✗Aging infrastructure and buildings
✗Limited greenery and public spaces
✗Flooding on some roads during rainy season
✗Security less organized than gated Island estates
✗Water quality moderate — basic filtration needed

🌆 Lifestyle

Yaba na Lagos intellectual and tech heartland. For day, Herbert Macaulay Road full with startup worker wey dey grab lunch for bukka. For night, di area get low-key but growing social scene. University campus give di area young energy. Na practical living: near Third Mainland Bridge, BRT dey serve am, and e cheaper than anywhere for Island. Trade-off na noise, traffic, and old infrastructure.

Lifestyle & Amenities

🛒 Shopping

• Tejuosho Market
• Shoprite Yaba
• Local retail shops on Commercial Avenue

🏥 Hospital

• LUTH (Lagos University Teaching Hospital)
• Reddington Hospital Yaba
• First Consultant Hospital

🍽️ Restaurant

• Bukka Hut
• The Place
• Amala spots on Herbert Macaulay
• Small Chops vendors

🌙 Nightlife

• Yaba Sports Hub
• Local bars on Commercial Avenue
• Sabo nightlife strip

🌳 Park

• UNILAG Campus grounds (open to public)

🛣️ Key streets

• Herbert Macaulay Road
• Commercial Avenue
• Murtala Muhammed Way
• Sabo Road
• Jibowu Street
• Ojuelegba Road

📍 Landmark

• University of Lagos (UNILAG)
• Yaba College of Technology (YABATECH)
• Federal Science and Technical College
• Yaba Bus Terminal
• LUTH (Lagos University Teaching Hospital)

🏘️ Notable estates

• Yaba Estate
• Sabo area
• Jibowu area

Good for

Tech workersYoung professionalsStudentsStartup foundersBudget-conscious professionals

📜 History

Yaba na one of Lagos oldest planned neighborhood. Dem build am for 1920s for colonial civil servant. UNILAG and YABATECH dey there. For 2010s, Yaba turn to Lagos tech hub when startup like Andela, Paystack, and Flutterwave open office for Herbert Macaulay Road.

Nearby neighborhood

Schools near here

Greensprings School IB · day-boarding	₦2.5M–5.5M

Transport & Commute — Yaba

See full transport guide →

Water in Yaba

So-soFreshBorehole: viable

Moderate depth. Basic filtration recommended.

See Yaba water details →

⚽ Sports

Viewing centers in Yaba

Where to watch the Premier League and Champions League nearby.

See viewing centers →

🏋 Facilities

Gyms & pitches in Yaba

Sports facilities — pricing per hour / month.

See facilities →

Areas wey resemble

FAQ

2-bedroom for Yaba dey cost ₦2,400,000 to ₦3,800,000 for one year, depending on the building and how close to main road. Dem dey pay rent for full year one time.