Understanding Setbacks and Right of Way: Lessons from the Ikota Demolitions in Lagos

When we build a home or develop land, we often think of space, budget, or the nearest access road. But one critical concept that many ignore or simply don’t understand is Right of Way (RoW) and setback regulations. The recent demolitions in Ikota, Lagos, are a painful but important reminder of why these rules exist.
What Is Right of Way and Setback?

• Right of Way (RoW) is a legally designated corridor of land reserved for infrastructure like roads, drainage channels, or power lines.
• A setback is the minimum distance to be observed from a building to a road, river, or other feature to ensure safety, access, and future development.

These rules are not arbitrary; they are meant to protect life, property, and public infrastructure.

What Happened in Ikota?

In May 2025, the Lagos State Government marked 39 buildings for demolition in Oral Estate Extension and Westend Estate (Mega Mond), Ikota. These buildings were found to be sitting on the Right of Way of the Ikota River, which is a natural drainage path. Despite warnings and quit notices, the illegal structures remained, and the state moved in.

Video footage from YouTube and on-ground reporting showed owners lamenting the loss of multimillion-naira properties. The visuals were heartbreaking, but the question remains: How did it come to this?

The Ikota demolitions were not just about enforcing planning laws. They were also a desperate measure to prevent a bigger disaster: Urban flooding.

When buildings block natural waterways like the Ikota River, rainwater can’t drain properly. This leads to flooding, something Lagos knows too well. Some of the affected estates had already suffered from flooding in the past, which prompted the government to finally act.

Other Dangers of Building on RoW or Ignoring Setbacks

1. Flooding
   Buildings on riverbanks, canals, or drainage channels obstruct the natural flow of water, creating dangerous flash floods that can destroy lives and property.
2. Future Road Expansion Woes
   Roads evolve. A road that is 2 lanes today might be 6 lanes tomorrow. Properties that encroach on RoW stand in the way and eventually get demolished.
3. No Legal Protection or Compensation
   Properties built on RoW are considered illegal. During demolitions, there’s often no compensation, even if the structure costs millions.
4. Blocked Access for Emergency Services
   Narrow or encroached roads can make it hard for ambulances, firefighters, or police to access certain areas during emergencies.
5. Loss of Investment and Livelihoods
   As seen in Ikota, people lose their homes, shops, or offices, sometimes their entire life savings, due to ignorance or disregard for setback rules.
6. Environmental Hazards
   Blocking water corridors can contribute to erosion or worsen the climate impact in urban areas.

So, What Can You Do?

Before you buy land, build, or develop property:

• Get a licensed surveyor to chart the land.
• Consult the planning authority for setback and RoW guidelines.
• Avoid “cheap” lands near rivers, powerlines, or major roads unless you’re certain of the boundary.
• Ask for development permits and check that your neighbors have too.

The demolitions in Ikota are not just about buildings; they’re about awareness. Setbacks and Right of Way aren’t technical jargon; they’re safety buffers, future proofing, and sometimes, lifelines.

If you’re a landowner, developer, or even a tenant, ask questions, demand documentation, and work with professionals. Because, as painful as it is to lose property, the bigger tragedy is when it could have been prevented.