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The short answer
Makurdi has no official rent index, so the figures here are labelled examples: a self-contained room in most central areas runs to a few hundred thousand naira a year, with mini flats and two-bedroom flats costing more in areas like High Level. Before paying, check flood history, because the 2026 Benue flood guide names Makurdi as an urban flood hotspot, and budget for agency and legal fees on top of the rent.
How rent works in Makurdi
Most landlords in Makurdi ask for a year's rent in advance, and some ask for two years on a new letting. On top of rent, tenants usually pay an agency fee, a legal or agreement fee and sometimes a caution deposit. None of these amounts is fixed by Benue law that we could find, so they are negotiated.
No public body publishes Makurdi rents. The ranges below are illustrative examples per year, built to help you compare areas, not quotes for a particular house. Prices move with the condition of the building, water and power supply, road access and how close it is to the river.
Example yearly rent by area
| Area (illustrative) | Self-contain | Mini flat (1-bed) | 2-bedroom flat |
|---|---|---|---|
| High Level | ₦200,000 to ₦400,000 | ₦350,000 to ₦600,000 | ₦600,000 to ₦1,200,000 |
| Wurukum | ₦150,000 to ₦300,000 | ₦250,000 to ₦450,000 | ₦450,000 to ₦800,000 |
| North Bank | ₦120,000 to ₦250,000 | ₦200,000 to ₦400,000 | ₦350,000 to ₦700,000 |
| Wadata | ₦150,000 to ₦300,000 | ₦250,000 to ₦450,000 | ₦400,000 to ₦800,000 |
| Outer areas and new layouts | ₦100,000 to ₦200,000 | ₦180,000 to ₦350,000 | ₦300,000 to ₦600,000 |
What shapes the price in each area
- High Level: commonly regarded as one of the more established residential and office districts, close to government offices, which tends to push rents up.
- Wurukum: busy and commercial around the market and motor parks; convenient for traders, noisier for families.
- North Bank: across the Benue River from the town centre, often cheaper, but the bridge adds commuting time and cost.
- Wadata: an older, dense area near the market; check drainage and access roads carefully.
These descriptions reflect how the areas are commonly described locally rather than a published study. Visit at different times of day before deciding.
Flood risk: check before you pay
Flooding is the single most important check in Makurdi. A 2026 flood guide for Benue, based on the Nigeria Hydrological Services Agency's 2026 Annual Flood Outlook, names Makurdi as a high-risk urban flood hotspot with overbank flooding in low-lying parts of the town centre. It says July to September brings peak rains and that October is often the worst month at Makurdi, with river levels expected to peak around September and October in 2026.
- Ask neighbours, not only the agent, whether water entered the compound in the last two rainy seasons.
- Look for water marks on walls, raised floors and sandbags; they tell you what the agent will not.
- Walk the access road after heavy rain. A dry house cut off by water is still a problem.
- Avoid paying in September or October without seeing the property in the rain.
- Read our flood season guide for Makurdi.
The full move-in cost
Worked example (illustrative): a mini flat in Wurukum at ₦360,000 a year, with an agency fee of 10% and a legal fee of 10% (both negotiated, not fixed by law), and a ₦50,000 caution deposit.
| Item | Amount |
|---|---|
| One year's rent | ₦360,000 |
| Agency fee (10% example) | ₦36,000 |
| Legal or agreement fee (10% example) | ₦36,000 |
| Caution deposit (refundable, example) | ₦50,000 |
| Cash needed to move in | ₦482,000 |
Check: 360,000 + 36,000 + 36,000 + 50,000 = 482,000. If the landlord wants two years upfront, the rent line doubles to ₦720,000 and, if fees are charged on the full sum, so do they, taking the total to ₦914,000. Ask whether fees apply to one year or the whole payment. Our first month in Makurdi guide adds transport, furniture and utilities.
Sharing to cut the cost
Many students and young workers in Makurdi split a flat to bring the cost down. Two people sharing a ₦360,000 mini flat pay ₦180,000 each in rent, and each saves on fees if the agent charges once for the letting. Put the sharing arrangement in writing, including who pays which bill and what happens if one person leaves before the year ends.
Rent relief on your tax
If you pay personal income tax, the Nigeria Tax Act 2025, effective 1 January 2026, allows rent relief of 20% of annual rent, capped at ₦500,000, according to Mondaq's summary. On ₦360,000 a year, that is a ₦72,000 relief (20% × 360,000). Keep your tenancy agreement and rent receipts; see rent relief in Nigeria. This is information, not tax advice.
Before you sign
- Confirm the person collecting rent is the owner or holds written authority from the owner.
- Get a written tenancy agreement stating rent, period, fees and caution deposit terms.
- Pay by transfer to a named account and keep the receipt, not cash.
- Check water and power arrangements: public supply, borehole or tanker, and who pays.
Where Pryme fits
Paying a year's rent at once is easier if you have saved monthly. A Naira Savings Box in the Pryme app keeps rent money apart, and you can send rent by transfer and generate a verifiable receipt through our VerifyDoc.ai partnership as proof of payment (receipts).
Questions people ask
How much is a self contain in Makurdi?
There is no official figure. In our illustrative ranges, a self-contained room runs from about ₦100,000 a year in outer areas to ₦400,000 in parts of High Level, depending on condition, water and access.
Which areas in Makurdi flood?
The 2026 Benue flood guide names Makurdi as an urban flood hotspot, with overbank flooding in low-lying parts of the town centre. Check any property's flood history with neighbours before paying.
How much is agent fee in Makurdi?
No Benue law we found fixes agency or legal fees, so they are negotiated. Our worked example uses 10% each as an illustration; agree the figures in writing.
Is High Level more expensive than North Bank?
Commonly yes. In our illustrative ranges High Level costs more for every flat type, while North Bank is cheaper but adds a river crossing to most commutes.
Sources
- 2026 Flood Guide for Benue State (based on NIHSA 2026 Annual Flood Outlook) · accessed Oct 2026
- Mondaq: understanding personal income tax under the Nigeria Tax Act 2025 (5 Jan 2026) · 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.