Valuation is the process of determining the financial worth of land and real estate, combining the principles of science, art, and professional judgment (Bello & Kayode, 2020). Specialized properties are unique real estate assets that do not fall within standard commercial or residential categories and often lack comparable market transactions for reference (Parr, 2020). Examples include educational institutions, healthcare facilities, sports complexes, town halls, police stations, hotels, cinemas, cemeteries, public libraries, and filling stations. These properties are rarely transacted independently, often only being sold as part of an enterprise or company, due to their unique design, configuration, size, and location (RICS, 2020). The valuation of specialized properties is further complicated by limited market data and challenges in estimating depreciation as the properties age, making accurate assessment difficult (Jamiu et al., 2021). This study evaluates the challenges associated with valuing specialized properties in Enugu State, Nigeria, highlighting the implications for estate management practice and decision-making.