Prince and Princess Estate Abuja is one of Nigeria's most established residential estates in the FCT. It sits in the Kaura District, Games Village area of Abuja, with a secondary presence in the Gudu District (Duboyi). The estate offers housing from self-contain units to 8-bedroom mansions, with sale prices ranging from ₦50 million to ₦650 million.
For related reading, see Prince and Princess Estate, Abuja Investment: ROI, Property Appreciation, and 4 Reasons Diaspora Buyers Are Buying In.
What Is Prince and Princess Estate Abuja?
Prince and Princess Estate Abuja is a large, gated residential and mixed-use estate in the Kaura District of Abuja's Federal Capital Territory, developed under a lease agreement with the FCDA.
The estate is one of Abuja's longest-standing planned residential communities. It is organized around a drive-and-close address system. Internal addresses follow the format: Close [X], Drive [X], Prince and Princess Estate, Kaura (Games Village), Abuja. The estate has 2 access gates, referred to as the 1st Gate and the 2nd Gate.
What Districts Does Prince and Princess Estate Cover?
Prince and Princess Estate covers 2 main districts in Abuja: Kaura District (Games Village) and Gudu District (Duboyi).
These are 2 distinct areas:
- Kaura District (Games Village): The primary and most active district. It borders the Games Village, Kaura Market, and several international institutions. Most property listings, shortlets, and commercial spaces are concentrated here.
- Gudu District (Duboyi): A secondary presence, with larger land plots and fewer but more spacious residential properties. Properties here include 3-bedroom bungalows on plots of up to 760 sqm.
The Kaura District location places the estate in Abuja's southern residential corridor, connecting to Gaduwa, Durumi, Gwarinpa, and the Central Business District.
What Are the Major Landmarks Near Prince and Princess Estate?
Prince and Princess Estate borders 6 key landmarks in Kaura and its surroundings.
These include:
- École Française Marcel Pagnol: A French international school adjacent to the estate since April 2010
- Kaura Market: Located opposite the estate's 2nd Gate
- Games Village: The major sports and residential complex directly associated with the estate's Games Village address
- Eagles FM radio station: Located near the Kaura axis of the estate
- Medical and Dental Council of Nigeria: Situated adjacent to the estate's Kaura boundary
- African International College: Located directly behind the estate
What Types of Housing Are Available in Prince and Princess Estate?
Prince and Princess Estate offers 7 residential property types.
These are:
- Self-contain and studio units (1 room)
- 1-bedroom flats and apartments
- 2-bedroom bungalows and flats
- 3-bedroom detached bungalows and duplexes
- 4 to 5-bedroom fully detached duplexes
- 6 to 7-bedroom fully detached duplexes
- 8-bedroom mansions with boys' quarters
Properties come as bungalows, terrace duplexes, semi-detached duplexes, fully detached duplexes, and serviced apartments. Land sizes range from 489 sqm to 2,000 sqm per plot. Source: PrivateProperty listing for Prince and Princess Estate, Kaura.
Properties on larger plots include features such as swimming pools, jacuzzis, fire alarms, 4-car parking capacity, and boys' quarters of up to 6 rooms. Several new builds are wired for smart home automation and inverter systems.
What Are the Property Sale Prices in Prince and Princess Estate?
Property sale prices in Prince and Princess Estate range from ₦50 million to ₦650 million, depending on size, finishing, and plot area. The average sale price listed is ₦550 million.
| Property Type | Sale Price (₦) |
|---|---|
| 2-bedroom apartment | ₦50 million – ₦60 million |
| 4-bedroom semi-detached duplex | ₦120 million – ₦140 million |
| 5-bedroom fully detached duplex | ₦385 million – ₦550 million |
| 5-bedroom terrace duplex | ₦300 million |
| 7-bedroom fully detached duplex | ₦650 million |
| 8-bedroom duplex with BQ | ₦600 million |
| Land (700 sqm plot, R-of-O) | ₦95 million – ₦100 million |
Off-plan sales are available for select new builds. Payment plans include a 50% initial deposit with the balance spread over 12 months, with delivery timelines typically between 6 and 12 months. Source: PrivateProperty Prince and Princess Estate listing.
What Are the Rental Prices in Prince and Princess Estate Abuja?
Annual rental prices in Prince and Princess Estate range from ₦500,000 for a self-contain unit to ₦10 million for an 8-bedroom mansion. The average house rent in the Kaura Games Village area is ₦6.5 million per annum.
| Property Type | Annual Rent (₦) |
|---|---|
| Self-contain / 1-bedroom flat | ₦500,000 – ₦800,000 |
| 1-bedroom flat (standard) | ₦750,000 – ₦3,000,000 |
| 2-bedroom bungalow | ₦1,200,000 |
| 3-bedroom apartment | ₦2,000,000 – ₦3,000,000 |
| 8-bedroom mansion | ₦10,000,000 |
Standard rental additional fees include a caution deposit of ₦50,000 to ₦200,000, service charge of ₦40,000 to ₦600,000, and agency and legal fees of 20% to 25% of the annual rent. Inspection fees typically range from ₦10,000 to ₦15,000. Source: PrivateProperty Prince and Princess Estate listing.
What Are the Shortlet Rates in Prince and Princess Estate?
Shortlet rates in Prince and Princess Estate start at ₦70,000 per night for a 1-bedroom and reach ₦280,000 per night for a serviced duplex.
| Shortlet Type | Rate (₦) |
|---|---|
| 1-bedroom apartment | ₦70,000 – ₦150,000 per night |
| 3-bedroom apartment | ₦95,000 per night |
| 6-bedroom serviced duplex | ₦200,000 per night |
| Serviced luxury duplex | ₦280,000 per night |
Shortlet units in the estate include amenities such as 24-hour power supply, smart TVs, unlimited internet, DSTV and Netflix, fully equipped kitchens, housekeeping services, and CCTV-monitored compounds.
What Amenities Does Prince and Princess Estate Offer?
Prince and Princess Estate provides 9 core amenity categories.
These are:
- 24-hour security with gated access at 2 checkpoints
- Water treatment and uninterrupted water supply
- 24-hour electricity and street lighting
- Children's playground
- Ample parking space per property
- Drainage system and tarred internal roads
- Supermarkets and restaurants nearby (Kaura Market at 2nd Gate)
- Fast internet infrastructure across newer builds
- Commercial spaces within the estate for retail and offices
High-end properties within the estate include private swimming pools, fire alarm systems, jacuzzis, and double staircases. Commercial spaces of 60 sqm are available for lease at ₦2 million annually within the estate. Source: PrivateProperty Prince and Princess Estate listing.
What Schools Are Near Prince and Princess Estate?
École Française Marcel Pagnol is the primary school adjacent to Prince and Princess Estate, situated at the Kaura District campus opened in April 2010. It is an AEFE-affiliated French international school serving students from ages 3 to 18. African International College is also located directly behind the estate.
What Is the Land Title in Prince and Princess Estate?
Prince and Princess Estate properties carry an FCDA-issued Certificate of Occupancy (C-of-O) as the primary title, commonly referred to as Estate Global FCDA C-of-O. Select properties carry Right of Occupancy (R-of-O) titles. Land plots within the estate and immediately adjacent sub-divisions also carry FCDA C-of-O documentation.
Residents have formally written to the FCT Minister and FCT Police Command requesting verification of the development lease agreement, acceleration of C-of-O issuance to all homeowners, and resolution of estate management disputes. This process is ongoing as of 2024.
Is Prince and Princess Estate a Good Real Estate Investment in Abuja?
Prince and Princess Estate is positioned in one of Abuja's high-demand residential corridors, with proximity to Games Village, diplomatic zones, international schools, and active commercial hubs. The estate serves VIPs, diplomats, families, and investors.
3 factors support investment in the estate:
- Location: The Kaura District sits between Gwarinpa, Durumi, and the Games Village, with access to multiple arterial roads across Abuja's FCT.
- Shortlet demand: The estate records consistent shortlet activity ranging from ₦70,000 to ₦280,000 per night, driven by proximity to embassies, government facilities, and the Games Village complex.
- Title security: FCDA-backed C-of-O is available on properties across both the Kaura and Gudu branches of the estate.
The estate covers a wide price range. Entry-level buyers access it from ₦50 million for a 2-bedroom apartment. Premium buyers enter at ₦550 million for a 5-bedroom fully detached duplex on a 489 sqm plot. This range makes Prince and Princess Estate accessible to multiple buyer tiers within Abuja's real estate market. Source: PrivateProperty Prince and Princess Estate listing.
Lukmon Isiaq is a Lagos-based property researcher and street-level writer who has spent years studying the Ajah corridor the way most people never bother: on foot, in compounds, and in conversation with landlords, tenants, caretakers, and estate agents who operate where the listings end and the real story begins.
He is not a property developer. He is not a real estate marketer. He is the person you call before you sign anything. The one who has personally walked flood-prone streets after October rain, argued with agents over undisclosed charges, and documented how the Lagos housing market actually works for ordinary Nigerians trying to make serious decisions with serious money.
His writing on Abraham Adesanya Estate Lekki Ajah covers the Ajah corridor, Ikota Villa, Ajao Estate, Ogudu GRA, and the wider Lekki property market with one consistent standard: the honest version, not the brochure version.
He understands the gap between what a listing promises and what a tenant discovers on their first rainy season.
