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The short answer
Before you get the keys to a flat in Abeokuta, expect to pay the rent in advance (often a year), an agency fee and an agreement or legal fee (customarily around 10% each, according to Ownkey), and frequently a caution deposit. In the labelled example below, a ₦600,000 flat costs ₦820,000 upfront before moving costs. Get a receipt for every payment and a signed tenancy agreement before you hand over money.
The rent figure an agent quotes is rarely what you pay to move in. In Abeokuta, as in most Nigerian cities, several charges sit on top of the rent, and some are negotiable. This guide lists them, shows how they add up, and explains which receipts protect you if a dispute arises later.
The charges you will meet
| Charge | What it is | Typical basis |
|---|---|---|
| Advance rent | Rent paid before you move in | Often one year; sometimes two for new buildings |
| Agency fee | Paid to the agent who found the flat | Customarily about 10% of the yearly rent (Ownkey) |
| Agreement or legal fee | For drafting the tenancy agreement | Customarily about 10% of the yearly rent (Ownkey) |
| Caution deposit | Held against damage or unpaid bills | Agreed with the landlord; should be refundable |
| Service charge | Security, cleaning, shared generator or water | Common in estates and newer buildings |
Ownkey, in an August 2026 guide, says no single federal law fixes agents' commission in Nigeria. The 10% figures are custom, not law, so you can negotiate them, especially for cheaper flats or when the agent did little work.
Worked example: a mini flat in Abeokuta
Example only. Suppose you take a mini flat at ₦600,000 a year, with one year in advance, a 10% agency fee, a 10% agreement fee and a ₦100,000 caution deposit.
| Item (example) | Amount |
|---|---|
| One year's rent | ₦600,000 |
| Agency fee at 10% | ₦60,000 |
| Agreement fee at 10% | ₦60,000 |
| Caution deposit | ₦100,000 |
| Total before moving in | ₦820,000 |
Check: ₦600,000 + ₦60,000 + ₦60,000 + ₦100,000 = ₦820,000. That is 37% more than the rent alone. Add moving costs, a few days' cleaning, and any outstanding electricity or waste bills the previous tenant left. Our guide to moving house costs covers the rest.
Electricity, water and waste: settle them on day one
The meter
IBEDC supplies electricity in Ogun State. Its FAQs say meters belong to IBEDC, and that moving a meter within its franchise needs a service transfer application. Before you pay, check the meter works, note the reading, and ask whether there is a debt on it. If there is no meter, IBEDC says customers are metered within 10 working days after payment. Ask the landlord who will apply and pay.
Water and waste
Ask how water is supplied (borehole, tanker, or public supply) and who pays for pumping and repairs. Ask who collects refuse and how the bill is shared. Our guides on water in Abeokuta and waste levies explain both.
Receipts and documents to insist on
- A receipt for the rent showing the landlord's name, the flat, the amount and the period covered.
- A separate receipt for the agency fee, from the agent, with their name and phone number.
- A receipt for the agreement fee from whoever drafted it.
- A receipt for the caution deposit stating that it is refundable and on what conditions.
- A signed tenancy agreement with the rent, the period, the renewal terms, notice rules and who pays for repairs.
- A short inventory of the flat's condition, with photos, signed by both sides.
Negotiating the extras
Landlords are sometimes more flexible than agents suggest, especially for flats that have been empty for a while. It is reasonable to ask whether the agreement fee can be reduced if you bring your own lawyer, whether the caution deposit can be lower for a short let, or whether the landlord will accept six months' advance with the balance later. Make any concession part of the written agreement. Example only: talking the agreement fee down from 10% to 5% on a ₦600,000 flat saves ₦30,000 (₦60,000 minus ₦30,000).
Avoiding the common traps
- Do not pay an "inspection fee" before you have seen the flat and met the landlord or caretaker.
- Do not pay anyone who will not show you identification and a way to reach the landlord.
- Check that the agent actually has the right to let the flat; ask a neighbour who owns the building.
- Agree in writing how and when the caution deposit will be returned.
- Avoid paying two years in advance unless the discount is worth it and the agreement protects you if you must leave early.
If you are comparing areas first, our guide to rent in Abeokuta by area gives example ranges, and saving for a year's rent shows how to build the sum.
Where Pryme fits
Any Pryme customer can generate a regular or verifiable receipt or statement through our partnership with VerifyDoc.ai, which can help you show a landlord proof of income or prove a rent payment. See receipts and statements.
Questions people ask
How much is agency fee in Abeokuta?
No federal law fixes it. Ownkey says tenants in Nigeria customarily pay around 10% of the yearly rent as agency fee, and a similar amount as agreement fee. It is negotiable.
Is caution fee refundable in Abeokuta?
It should be, if the flat is returned in good condition and bills are paid. Get the refund conditions written on the receipt.
What is the total cost to rent a ₦600,000 flat?
In our labelled example, with 10% agency, 10% agreement and a ₦100,000 caution deposit, you pay ₦820,000 before moving in.
What should a tenancy agreement include?
The rent, period, renewal terms, notice rules, who pays for repairs and how the caution deposit is returned.
Sources
- Ownkey: Real estate agent commission fees in Nigeria (1 Aug 2026) · accessed Oct 2026
- IBEDC: FAQs · 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.