The paper focuses on the implications of changing phases of property and land ownership on the physical development of Nigeria cities with special reference to the core area of Akure, Ondo state. Cities in Nigeria are characterised by multiplicity of conversion, which is now threatening the peaceful co-existence of in Nigeria. This alarming situation is calling for the immediate attention of the spatial planner to address its attendant problems. Method implored in the study includes direct observations, measurements and oral interview. The study reveals rapid urbanisation, competition for property at the city centre for locational advantage, diverted interest, poor density, inadequate and poor implementation of land development policies in the state as some of the factors responsible for changes in phases of property and land ownerships. The paper advocated for quick domestication and implementation of Ondo State Urban and Regional Planning Law that has been underway for sometimes, public enlightenment campaign, strict enforcement of existing Urban and Regional Planning Laws, proper monitoring of development projects among others with a view to ensure strict compliance of the laws towards sustainable city development.