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The Lekki-Epe Road Project: The Need For Contingent Valuation (Part 1) PDF Print E-mail
Written by Adeyinka Adewale, PROPERTYGATE   
Tuesday, 26 July 2011 11:22

Recently, the Lagos State government chose to adopt a globally renowned strategy but nouvelle in the Nigerian context, of partnering with private investors to provide road

 

infrastructure within the State.Prior to this time however, the constant worry of past administrations had been the enormity of costs (running into trillions of Naira) needed to

 

cater for the infrastructure deficit in the state. The out-of-the-box solution was to initiate a public-private partnership to end the miseries of the government and spawn a

 

smart way forward. This solution birthed the Lekki Concession Company (LCC), an initiative of the ARM group of companies.

 

LCC was an investment vehicle that sought to provide the much needed infrastructure and recoup the investment at an interest before reverting full rights to the government

 

, in technical terms, also known as ‘Build, Operate and Transfer’. In the agreement signed with the state government, the concession term within which LCC owns full rights to

 

the project is 30 years. From an investment perspective, it is expected that LCC would recoup the investment within this period at an interest before conceding the rights back

 

to the original owner – the government. Strategically therefore, the success of the project lies within the boundaries of ‘smart operations’ which raises the question - how will

 

the investment be recouped? More importantly from a capitalist’s point of view - how can returns be maximised from the investment?

 

Investments in similar projects in other parts of the world were recouped by using toll-gates. The concept of toll-roads is not strange to Nigerians. In the past, some of our

 

major inter-state high ways, for example, the Lagos-Ibadan expressway were maintained by huge sums of money motorists paid for plying the routes. As useful as this

 

concept was, it was killed by the spirit of corruption that gradually crept up our sleeves over time. The result was the demolition of the toll gates that led to the ‘death’ of the

 

road and other high-ways that were once maintained under the scheme. As at today, the looming deaths on our major highways leads back to the same reason for which the

 

toll roads were built in the first instance – to make our roads self-sustainable by using them to generate the funds needed to keep them in proper condition. Before the collapse

 

of the toll-gates however, their successes were quite enormous. Up to the early 1990s, motorists never complained of the levies at the toll-gates because they were within

 

their economic capacity. Also, the fares levied by commercial vehicles plying the routes then were never as outrageous as they are today. Therefore, the costs we have

 

incurred by killing the toll-scheme have outweighed in limitless folds the costs we could have incurred had we fought to keep the scheme alive. In other words, the levies of

 

commercial vehicles as of today are more for ‘motor insurance’ than ‘successful commuting’ because of the obvious risks that have arisen from the appalling state of our

 

major high-ways. It is worthy to note however, that this scheme was run by the government back in the time when Nigerians had relatively stronger confidence in the activities

 

of their government. Today, the dynamics have changed and the landscape is different. We live in times where every move of the government is seen as a money looting

 

jamboree and the mind-set of the Nigerian populace is such that every penny that goes into the hands of the government is never re-invested for the good of all, but for the

 

good of a powerful few. It is therefore important that this particular change in thinking as well as other key changes (negative ones) in the various spheres of our society be

 

put into consideration in charting a way forward. LCC has adopted the same toll-gate principle as the strategic tool to recoup their investment in the Lekki - Epe road project.

 

Undoubtedly, it is the most obvious vehicle to channel huge returns back to their coffers but the key question bearing in mind the afore-mentioned changes in the Nigerian

 

dynamics is - how can the toll-road project be made a success?

 

 

 

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Before projects and strategies of this kind are implemented, there are fundamental questions that need cogent answers. As a guide, the dispute that has arisen on the Lekki

 

road project, now in court stemmed from the exorbitant fares to be collected at the toll-gates and other key issues such as the length of the concession term, the creation of

 

an alternative route amongst others. For example, normal cars are required to pay N 120, motorcycles N 50 and other types of vehicles a lot more than these as they pass

 

each toll gate along the project stretch. There are three of such gates implying three times the above figures for motorists going to the Epe end. Without doing any boring

 

arithmetic, the multiplier effects of these levies are so enormous that they will only add salt to the already open, untreated economic wounds Lagosians are carrying around

 

this season. Given the exploitative mindset an average Nigerian has, these kinds of fares will only give an excusable opportunity to commercial motorists, commercial

 

motorcyclists, traders and even food vendors as well as other stakeholders to hike the prices of their products and services without mercy! The outcome will only amount to

 

more pain and suffering to the ‘common man’.

 


 
Living Made Difficult: Road Transportation Nightmare in Lagos PDF Print E-mail
Written by Propertygate   
Monday, 04 July 2011 18:15

That Nigeria suffers acute deficiency in key infrastructure across the length and breadth of the country is no longer news. What is news for some time is the stride Lagos State

 

is said to have made, particularly in the area of physical development. It is important to state that the pass mark given to Lagos was based on its performance relative to other

 

states in the federation. It must be pointed out that most of these other states performed woefully in the area of development. While the leadership in Lagos state must be

 

encouraged with commendation for its relative achievements, it is imperative that its government must be advised to seek true yardstick of measurement. From various

 

speeches, authorities in Lagos seek to make the state a globally competitive place. To achieve this noble goal, its current tempo has to change fundamentally.



Lagos is Nigeria’s commercial capital and the 24th megacity in the world. The state of its roads remains appalling notwithstanding some gains made. The pain, anguish and

 

hardship faced by users show no letting. Hours unending are spent in traffic daily. The adverse implications of this for business and health of the citizens are enormous. The

 

stress of navigating most parts of the state is irreconcilable with the vision of becoming a globally competitive centre.


 

Many key highways in the state are daily torture routes for the citizens; while the inner roads seem to have been left out of the contemplation of authorities for action. They

 

are more of paths than roads! That most people go through same frustration on roads to their houses and places of activities for years, with hope occasionally rising, only to be

 

dashed is sad. There is an urgent need for sound strategy and strong action to deal with this ugly situation. When? Since yesterday!!

 
Real Estate Market vs. Capital Market PDF Print E-mail
Written by Propertygate   
Tuesday, 31 May 2011 17:29

 

Coming off a bust in both the capital and real estate markets, many Nigerian investors are wary of putting their money in either of these as long

 

term investments.



The capital market which seemed robust and wholesome nosedived in the wake of the global economic recession, many stocks plummeting to

 

fractions of their former values. The banking industry, suffered hugely from this misfortunes some still reeling from the effect of the bank

 

consolidation, found this double blow more than they could handle. Sadly the people who suffered truly were their shareholders many losing their

 

fortunes to this financial landslide.

 

 

For the real estate market, this seemed inevitable and few had correctly predicted that the current situation was in the offing, due to an overpriced

 

and rapidly flooding market. Grooming this fallacy also, was the false belief of many that property rarely devalues. This misguides concept led

 

many a less-than-saavy investor with properties that were gradually losing value in a market that though not sufficient was not as robust as

 

before.

 

 

This being said, it is not a total loss on both parts, with recent economic reforms being made on a national level and the international community

 

spear heading initiatives to promote economic growth in developing countries, the capital markets is beginning to show signs of recovery.

 

 

The real property market in Nigeria is still years away from matching supply with demand, though it is evident that the present concentration of

 

developers on high end value properties is not sustainable. Initiatives in the direction of creating more housing opportunities for low level incomes

 

earners, will help in meeting a niche in the market which is presently underexploited.

 

 

All in all it is safe to say that there are many investment opportunities in both markets, though both markets may present formidable challenges to

 

the potential investor. Knowing the lay of the land in each market though, will go a long way in guiding investment opportunities as they present

 

themselves.

 
The National Housing Fund: An Assessment And Related Issues PDF Print E-mail
Written by Propertygate   
Friday, 25 March 2011 16:31

  

Nigeria is the most populous black nation in Africa. With a population at over 150 million the nation faces acute shortages in dwelling units, causing

 

overcrowding, poor living conditions and high rent especially in the countries urban centres.

 

 

In a bid to curb the growing shortfall in housing noticed after the 1991 population census, the Federal Government established the National Housing Policy

 

Decree Number 3 of 1992, which in turn gave birth to the National Housing Fund. The incumbent government of the time realized that there were severe

 

challenges in the area of qualitative and quantitative housing provision as well as infrastructure provision.

 

 

The aim of the fund is to, through contributions by the government, civil servants, private sector and their employees, pool resources which could be used to

 

provide workers with access by way of mortgage to fund low cost housing acquisition. The fund was also targeted at providing mass low cost housing

 

development in the nation for the masses.

 

 

Alas the noble vision of this scheme is far from being achieved. Housing conditions in the nation have further and furiously deteriorated. Sadly the fund in itself

 

only focused on housing finance whereas there are a number of critical issues which need to be addressed before a successful housing system can be

 

implemented.

 

 

Policies, land provision and availability; public infrastructure, cost of construction materials, design and labour all need to be factored in to create a workable

 

housing provision model. Beside the Land Use Act which, by some of its provisions, is an impediment, poor to non-existent public infrastructure remain a major

 

challenge to housing delivery.

 

 

The National Housing Fund even at top level of efficiency, cannot, as a standalone, deliver on the vision of decent housing for the mass of our nation. We must

 

begin to sincerely address all the various relevant integrated issues that will enable the emergence of a sustainable mass housing delivery model.

 
Curtain On Mortgage: Implications For Real Estate PDF Print E-mail
Written by Propertygate   
Thursday, 24 February 2011 15:56

 

 

In recent times, due to the recent global economic recession and its ripple effects ,  people find it increasingly difficult to access mortgage finance

 

from financial institutions. In the U.S, even though house prices have steadilydropped in the past  two years, mortgage providers expect higher

 

equity contributions. In addition,  borrowing requirements have become increasingly stringent, making it more difficult for people to

 

secure loans.

 

 

In Nigeria, financial institutions have also become more and more obstinate in their review of mortgage applications. The sub-sector is yet to

 

recover from enormous losses it recorded from massive non-performing loans. Apparently shell-shocked by the situation, the sub-sector reacted

 

by a virtual shutdown on credit. Obtaining mortgage for property acquisition at the moment is very difficult, almost a trial by ordeal. The current

 

attitude of financiers has implications for the real estate sector, which are mostly adverse.

 

 

The most apparent of these implications is the challenge created for thousands of individuals hoping to buy properties. If you do not have

 

personal funds, it may be extremely hard to acquire property, maybe impossible. Sadly, for many people that hoped the crash in the housing

 

market would favour acquisition, such expectation has become a pipe dream, as they do not have personal cash to back it up.

 

 

For real estate agency practitioners, transactions in property sales have reduced considerably. Other real estate services, such as valuation and

 

management among others, are also experiencing downturn. Real estate practitioners and allied professionals are having hard times arising from

 

lull in business owing partly to lack of mortgage finance. Development companies would have flourished considerably if potential purchasers

 

have access to funds. The continuous restraint in credit portends a serious affront to their business operation.

 

 

Financial institutions themselves will not remain unaffected by their position, since mortgage finance is one of their income sources. Though the

 

position of financial institutions is understandable in view of the recent economic recession, it is becoming apparent that this stand needs to

 

change for the real estate sector of the economy to improve.

 

 

Presently there have been calls on the government to rejuvenate the National Housing Fund as a means of remedying the increasingly gloomy

 

situation. This however cannot be achieved without help from the private sector. Needless to say though, if the position remains the same, the

 

ripple effects may be severe.


 
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