This is a rent offer, not a valuation. We are not registered with ESVARBON and we do not carry out valuations. The figure we quote is what we are willing to pay you — a commercial offer, which is a different thing from an independent assessment of what your property is worth. If you need a valuation, we will refer you to a registered valuer.
No voids, no letting fees, no management fees, no maintenance bills, no tenant calls — paid annually in advance, the way Nigerian rent actually works. In exchange you accept less than the open market would pay in a good year. Below we show you both numbers and let you decide.
Every guaranteed rent scheme in the world works the same way: the operator's margin is the difference between what they pay you and what the tenant pays them. There is no version where this is free. Anyone telling you there are "no fees" is describing the invoice, not the cost.
This compares our guaranteed offer against self-managing and against a conventional managed letting, over the same period. It will frequently tell you not to take our offer — that is the point of showing it.
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Guaranteed rent was invented in markets where tenants pay monthly. There, a guaranteed monthly cheque genuinely smooths lumpy, uncertain income, and it is worth paying for.
Nigeria works the other way round. Your tenants already pay you one or two years in advance. You already have the lump sum on day one. So a scheme that pays you monthly does not smooth anything — it takes money you would have had immediately and drips it back to you over a year, while someone else holds it.
At Nigerian interest rates that is expensive. Here is what an 80% headline rate is actually worth against ₦5,000,000 received upfront today, using a 20% annual discount rate:
| How it is paid | Present value | Against today |
|---|---|---|
| Your position today — full rent upfront | ₦5,000,000 | — |
| 80% paid annually in advance | ₦4,000,000 | −₦1,000,000 |
| 80% paid monthly | ₦3,598,371 | −₦1,401,629 |
The monthly version costs you a further ₦401,629 a year in timing alone — an 80% headline rate paid monthly is worth roughly 72% of what you already receive. That is why we pay annually in advance and quote the rate on that basis. If another scheme quotes you a monthly figure, discount it by around eight percentage points before comparing.
We would rather turn down a landlord than sign one who will resent the arrangement in year three.
A five-year rent guarantee is only as good as the company standing behind it. If the operator cannot pay in year three, you do not have a guarantee — you have an unsecured claim against a company, and you have meanwhile lost three years of direct relationship with your property and its tenants.
So ask us, and ask anyone else offering this: who is the contracting entity, where is it incorporated, what does its balance sheet look like, and what happens to my property if it fails? Ask for the answer in writing. A serious operator will give it to you. Ours is Apartments Global Limited, registration number CS172462019, and we will provide accounts and the draft agreement before you commit to anything.
We also recommend you have the agreement reviewed by your own Nigerian legal practitioner — not ours — before signing. If an operator discourages you from doing that, walk away.
We will assess the property and come back with a figure and a draft agreement. No charge, and no obligation to proceed.
We respond within 3 working days with a figure, or an honest explanation of why we can't offer one.
We will not visit or market your property without your agreement, and requesting a figure does not commit you to anything. Your details are not passed to third-party advertisers.
We take a lease of the property and sublet it. That is the honest description, and it matters — a lease is an ordinary property transaction, whereas a promise to indemnify you against loss would be closer to an insurance product and would need a different licence. The draft agreement makes the structure explicit, and you should have your own lawyer confirm you are comfortable with it.
It isn't, and we would rather say so. There is no invoice and no deduction — but our margin is the gap between what we pay you and what the tenant pays us. You pay through the rent instead of through a fee. Any scheme claiming to be free is describing the paperwork, not the economics. The advantage of the fee-free structure is that it is predictable: you know the number for the whole term, and it does not move.
We keep the difference. That is the other half of the bargain — we carry the risk if rents fall or the property sits empty, and we take the benefit if they rise. Over a five-year term in a rising market this can be substantial, and it is the strongest argument against taking a long guarantee. If you have a firm view that rents in your area are about to rise, do not sign a five-year deal. A three-year term at a better rate may suit you more.
Where a property needs work to reach a lettable standard, we may fund it. If we do, the cost and the treatment are set out in the agreement before you sign — typically either recovered through a lower rate for the first period, or written off by us in exchange for a longer term. Improvements become part of the property and are yours at the end. We do not fund work and then present a bill you did not agree to.
Only by agreement, and there will usually be a cost, because we will have committed to a tenant. If there is a realistic chance you will want the property back — to sell, to move in, or for a family member — say so now and take a shorter term. It is far cheaper than trying to unwind a five-year arrangement in year two.
We handle and pay for day-to-day maintenance and tenant-caused damage during the term. Structural matters remain yours — the roof, foundations, and major systems — as they would under any lease. The agreement lists which is which rather than leaving it to argument later.
Yes. Owner obligations tied to the title — ground rent, tenement rates, estate service charges and any land use charge — remain yours, because they attach to ownership rather than occupation. We budget on that basis, and you should too when comparing our figure against your current net position. Take advice from a Nigerian tax adviser on how the income is treated in your hands.
No. It is a commercial offer — what we are prepared to pay. We are not registered with ESVARBON and do not carry out valuations, and you should not use our figure as evidence of value for a bank, a court or a tax authority. If you need a valuation we will refer you to a registered valuer, who will charge for it and who works for you, not for us.
