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The short answer
Rent in Kaduna is usually paid a year in advance, and the same flat can cost very different amounts in Malali or Ungwan Rimi than in Sabon Tasha or the outer parts of Barnawa. There is no official rent index for Kaduna, so the ranges in this guide are labelled examples to help you budget; on top of rent, tenants are customarily asked for an agency fee and an agreement fee, often around 10% each.
The four districts in this guide are among the most searched in Kaduna, and they differ in how close they are to the city centre, the age of their buildings and the mix of estates, compounds and newer builds. What you pay depends less on the district name than on the street, the building's age, the water and power situation, and how close you are to a main road.
Example yearly rents by area
| Area (example) | Self-contained room | 2-bedroom flat | 3-bedroom flat |
|---|---|---|---|
| Malali | ₦350,000 – ₦600,000 | ₦1,000,000 – ₦1,800,000 | ₦1,500,000 – ₦3,000,000 |
| Ungwan Rimi | ₦300,000 – ₦550,000 | ₦900,000 – ₦1,600,000 | ₦1,400,000 – ₦2,500,000 |
| Barnawa | ₦250,000 – ₦450,000 | ₦700,000 – ₦1,300,000 | ₦1,000,000 – ₦2,000,000 |
| Sabon Tasha | ₦150,000 – ₦300,000 | ₦400,000 – ₦800,000 | ₦600,000 – ₦1,200,000 |
These are illustrations only, built to show how the areas tend to compare. A new building inside a gated estate can sit well above the top of a range, and an older compound flat well below the bottom.
What changes the price within an area
- Water. Public supply has been patchy for years. In January 2026 the state government said supply had improved since December in districts including Malali, Ungwan Rimi and Barnawa after work on the Malali water works. A house with a working borehole or a reliable public connection will ask more. See our guide to water in Kaduna.
- Power. A building with a prepaid meter in each flat saves arguments over shared bills. If there is none, ask who will pay for one; Kaduna Electric's reported MAP price from November 2024 started at ₦131,150 for single-phase.
- Road access and drainage. Streets that flood in the rains or are hard to reach after dark rent for less.
- Security. Gated streets and estates with paid guards usually add a yearly service or security charge on top of rent.
Agent fees and move-in costs
No single federal law fixes what a house agent may charge. A property guide published in August 2026 says the tenant customarily pays a 10% agency fee and around 10% for the agreement or legal fee. Some landlords also ask for a caution deposit, refundable when you leave in good condition. Ask for every charge in writing before you pay anything.
A worked example of first-year cost
Example only: a two-bedroom flat in Barnawa at ₦1,000,000 a year.
| Item | Amount |
|---|---|
| Rent (one year) | ₦1,000,000 |
| Agency fee at 10% | ₦100,000 |
| Agreement fee at 10% | ₦100,000 |
| Caution deposit (example) | ₦100,000 |
| Estate or security charge (example) | ₦60,000 |
| Total to move in | ₦1,360,000 |
Check: ₦1,000,000 + ₦100,000 + ₦100,000 + ₦100,000 + ₦60,000 = ₦1,360,000. The first year therefore costs 36% more than the rent alone; plan for that, not just the headline rent. Moving costs are covered in moving house in Nigeria.
Tenancy norms to know
- Yearly rent in advance is the norm; some landlords accept six months, especially for rooms. Ask; it is often negotiable.
- Get a written tenancy agreement that states the rent, the term, what the deposit covers and who fixes what.
- Pay rent to the landlord's account or the agent's registered business account, and get a receipt that names the property and period.
- Inspect the flat with the agent present, and photograph meters, taps and fittings on the day you move in.
- Ask how much notice the landlord will give before a rent review, and put it in the agreement.
Tenancy rules in Kaduna come from state law, which we could not open for this guide. If you face an eviction or a sudden rent rise, speak to a lawyer or the legal aid council before you act.
If you are new to Kaduna, consider renting a room or short let for a month while you look. It gives you time to see how different districts feel at rush hour and after dark, and stops you from paying a year's rent and two sets of fees for a place you leave early.
What to check first
- Visit at night and in the rain if you can: power, water and road access look different then.
- Confirm the person showing the house is authorised by the landlord; see common scams in Kaduna.
- Ask for the full list of charges in writing.
- Check the electricity account and meter type before you sign.
Where Pryme fits
Rent in one lump is easier to meet if you save towards it monthly. A Fixed Savings Box locks money until the date you set, and a Flexible Box lets you top up and withdraw; see Savings Boxes and our guide to saving for a year's rent. If a landlord asks for proof of income, a verifiable statement through Pryme's partnership with VerifyDoc.ai can help: verifiable statements.
Questions people ask
How much is rent in Kaduna?
There is no official rent index for Kaduna. As a labelled example, a self-contained room might be ₦150,000 to ₦600,000 a year and a two-bedroom flat ₦400,000 to ₦1,800,000, depending heavily on the area and building.
Which area is cheapest to rent in Kaduna?
In our labelled examples Sabon Tasha comes out cheapest and Malali dearest, but the street and building matter more than the district name.
How much is agent fee in Kaduna?
No single federal law sets it. Tenants customarily pay around 10% agency fee and around 10% agreement fee, per an August 2026 property guide. Agree it in writing first.
Do landlords in Kaduna collect one year rent?
Yearly rent in advance is common, though some landlords accept six months for rooms. It is worth asking.
Sources
- Ownkey: real estate agent commission and fees in Nigeria, who pays (1 Aug 2026) · accessed Oct 2026
- Blueprint: Water, Uba Sani's reforms manifesting, Commissioner (11 Jan 2026) · accessed Oct 2026
- Channels TV: DisCos increase meter prices (7 Nov 2024) · accessed Oct 2026
This article is general information, not financial, legal or tax advice. Products described are provided under the terms on this site and are subject to regulation and eligibility.