Introduction
House rent in Makurdi has recorded remarkable changes in recent years as demand continues to grow. From self-contained units to larger family homes, rental prices vary across neighbourhoods like Kanshio, High-Level, Achusa, the international cattle market area, BSU/Gyado villa area, North Bank, and beyond.
In this comprehensive guide, Makurdi Biz will break down current rent prices, market trends, and useful insights to help tenants, landlords, and investors make informed decisions in 2026.
Current House Rent Prices in Makurdi (2026 Market Update)
1. Self-Contained & One-Bedroom Units
Self-contained & one-bedroom is a preferred choice for singles, students, and professionals. Their price range is as follows:
i. Single room self-contained — around ₦250,000–₦350,000 per year in areas like Wurukum, North-bank, Kanshio and Achusa.
ii. Room and parlour, self-contained, is about ₦250,000–₦500,000 per year in High-Level.
Service apartments are becoming common in most housing areas in Makurdi. Therefore, working professionals, students, or individuals relocating to Makurdi for short-term stays sought this accommodation
iii. Two-Bedroom Apartments
Two-bedroom units offer more space for families or roommates than a one-bedroom unit. Standard two-bedroom flats in popular residential areas like Wurukum, Wadata, North Bank and Kanshio can go for around ₦400,000–₦500,000 per year.
iv. Family Homes
This type of accommodation is suitable for households in need of space, additional bedrooms and enhanced amenities:
A three-bedroom flat in areas such as Ankpa Quarters, old GRA costs ₦900,000 – ₦1, 4,000,000 per annum, driven by the quest for decent living.
Popular Neighbourhoods & What to Expect
1. Old GRA, New GRA
These areas have well-established infrastructure and are less populated and spacious. The house rent price is between ₦300,000 and ₦500,000 per year. For a single room, self-contained George Akume Way, BSU, Judges’ Quarters. Housing patterns here are residential with some commercial areas in between. Self-contained room costs between ₦300,000 and ₦700,000 per year.
2. Welfare, Achusa, Naka Road, Modern Market
Naka Road and Achusa offer affordable options for self-contained living and small families, with many units priced at ₦200,000–₦350,000 per year.
3. High-Level, Barracks road, Low-level railway
This area is growing in popularity due to accessibility and infrastructure, with one-bedroom units renting for approximately ₦300,000–₦600,000 per year. North Bank & Gaadi Layout is ideal for middle-income families, with two-bedroom flats around ₦400,000–₦500,000 per year.
4. Kanshio & Other Markets
Self-contained apartments in market areas remain competitively priced around ₦250,000 per year.
Latest Market Trends (2026)
Tenants and property observers in Makurdi have noted significant shifts:
a. Growing Demand & Rising Rents
Makurdi Biz market insight and resident commentary indicate that house rents have increased dramatically in recent years. one-bedroom rents that were once ₦100,000–₦200,000 increased to ₦300,000–₦400,000 and above in most parts of Makurdi.
b. Factors Driving Rent Increases
Several issues influence higher rents across the city:
- High cost of living and competition for quality housing
- Entry of new residents and increased demand in desired settlements
- Insecurity in restive rural areas is driving more residents into Makurdi.
c. Suburban Expansion
As Makurdi Central becomes pricier, tenants and buyers are looking toward suburban areas like Agan Toll Gate, Airport/Gboko Road, Apir, and nearby housing that may be cheaper.
Tips for Renting a House n Makurdi
Whether you’re new to Makurdi or moving within the city, consider these practical tips:
1. On-the-Spot Inspection: Visit the property to check accessibility, electricity, water, and security. Also, look out for damage and faults in the building
2. Negotiate the rent: Rental rates can be flexible and negotiated
3. Agency& Caution fees: Confirm if there are extra charges like agent fees or caution fees.
4. Choose location wisely: Proximity to work, markets, schools, and transport can affect cost and convenience.
5. Rent receipt: Tenants must insist on collecting a rent receipt or agreement after payment
6. Duration: Tenants should ask if rent is paid annually or biannually
House Rent FAQ (Frequently Asked Questions)
1. What is the average house rent in Makurdi?
House for rent prices may vary widely: self-contained units may go for ₦250,000–₦350,000 per year, while two-bedroom flats are often ₦400,000–₦600,000 and 3-bedroom flats have higher rates.
2. Why are house rents rising in Makurdi?
Market pressure for secure housing has driven rents upward. Some reports even show one-bedroom flats reaching higher levels in certain locations.
3. Which areas have cheaper rent options?
Places like Achusa, Apir, Agan Toll Gate, and Kanshio tend to offer more affordable self-contained units.
4. Are there expensive rental zones in Makurdi?
Yes, areas like Welfare Quarters, Old GRA, New GRA, Judges’ quarters, and parts of High-Level often command higher rents..
5. How often is rent paid?
In Makurdi, landlords typically request annual rent upfront, though payment terms may sometimes be negotiated.
6. How much are Agent Fees?
Between 5-10% of the annual rent
House Rent Price Overview in Makurdi – 2026 Market Update
The real estate market in Makurdi continues to change rapidly in 2026, with a combination of traditional housing, new layouts, new housing estates, and modern residential buildings shaping house rent prices across the city.
i. Traditional Areas vs. New Layouts
In residential neighbourhoods like Wadata, Wurukum, BSU, High-Level, North Bank, and Akpehe, house rent has increased significantly in recent years, driven by the desire for secure, quality accommodation and proximity to workplaces and markets. In some areas, house rents for one-bedroom homes cost ₦200,000 to ₦400,000 annually, while two and three-bedroom homes go well above ₦500,000 per year.
Similarly, new layouts and suburban expansions such as Agan Toll Gate, Apir, Gboko Road, and Nyiman are seeing growing interest from tenants and investors alike. House rents in these areas are slightly more affordable than in Makurdi city cores, especially for larger properties or multi-bedroom homes.
ii. New Housing Estates & Modern Buildings Property
Developers and real estate in Makurdi are expanding, increasingly launching mini-estates and smart residential buildings with amenities such as secure gated fenced alone, tiled/interlock floors, running water, boreholes, and improved electricity supply. For example, a one-bedroom self-contained in prime areas like George Akume Way, Modern Market and Gaadi Layout costs ₦400,000–₦600,000 per year.
Two-bedroom flats with modern features in a well-connected settlement, annual rents are above ₦700,000. These modern units appeal especially to working professionals, young families, and tenants seeking decent living.
Why Prices Are Rising
Several factors contribute to rising house rent rates in Makurdi:
Arbitrary Rent Increases:
Landlords/Agents’ activity causes panic, public reports show residents expressing concern over sharp rent increases and affordability.
Population growth and urban migration
Population growth and urban migration have put pressure on shelter, housing, and safe homes.
Increased demand for quality accommodation with modern amenities.
Inflation and higher construction costs
Building materials are relatively expensive, making new buildings expensive to deliver and, by extension, to rent.
Estate Agents and Agency Fees in Makurdi.
Real estate agents play a significant role in Makurdi’s housing market, especially where landlords and tenants do not have direct contact. While engaging an agent for suitable houses, it often comes with extra costs that tenants should understand.
How Agency Fees Work in Makurdi
Typically, agency fees in Makurdi range between 5% and 10% of the annual rent, though some agents may ask for higher percentages depending on the property type and service level agreed. This fee is usually paid once at the start of the tenancy, and is separate from the rent. For example: A ₦900,000 per year 3-bedroom apartment in Ankpa Quarters may carry an agent fee of about ₦90,000 (10%) plus small mobilisation or documentation fees. Smaller units, such as one-bedroom or self-contained apartments,s often attract lower absolute agency fees, proportional to rent.
What the Fees Cover:
Agency fees often cover:
Matching tenants with available properties, organising reviews and negotiations with landlords. Preparing rent agreements and documentation. However, it is important to confirm in writing what the fee covers. Some agents may add extra charges, such as mobilisation fees or processing fees, if not agreed upon upfront.
Conclusion
The house rent landscape in Makurdi reflects the broader growth of the city’s real estate market. From traditional neighbourhoods to new layouts and modern estates, house rent in Makurdi varies based on location, building quality, and amenities. While modern buildings command higher rents, they offer comfort and security that many tenants find worthwhile. Meanwhile, estate agents help streamline the rental process but usually charge fees of around 5–10% of the annual rent. Understanding these dynamics will guide a tenant in making smarter decisions, whether you are renting for the first time or renewing a lease in Makurdi’s evolving market.