Cost of building a 2 bedroom bungalow in Nigeria

Cost of Building a 2 Bedroom Bungalow in Nigeria 2021 (Updated)

Do you want to know the cost of building a 2 bedroom bungalow in Nigeria? This article is for you. So many people visit the web to know the cost of building a 2 bedroom bungalow in Nigeria but get disappointed most of the time.

There are only a few articles on the subject, and they are rarely detailed. In this post, you will learn everything you need to know about the cost of building a 2 bedroom bungalow in Nigeria. When friends tell you how much it costs to build a two-bedroom flat in Nigeria, you may be terrified.

At some point, the cost you will hear will be in the tens of millions of Naira. Honestly, a two-bedroom flat can be built for N50,000,000 or as little as N10,000,000. Occasionally, the estimate falls short of the latter. A lot of factors influence this cost, including:

  • Location of the property.
  • Cost of building materials.
  • Quality of building materials.
  • Charges of professionals as it varies.
  • Construction method.

While creating your own two-bedroom bungalow may be more expensive, the cost of a basic two-bedroom bungalow in Nigeria is listed below. The cost of the actual construction is included in the breakdown, not the cost of the preliminary work.

Before you begin construction, you must have acquired a piece of land. See DOCUMENTS REQUIRED FOR LAND PURCHASE IN NIGERIA. Also, before the construction process, are steps needed to be taken in building a house in Nigeria. These steps involve architects and related building engineers. Look at the processes for BUILDING A HOUSE IN NIGERIA.

Cost of Building a 2 Bedroom Bungalow in Nigeria 2021

Before you dig earth, make sure you have all required APPROVED documents for the construction process, viz a viz:

  • Architectural drawings.
  • Structural drawings.
  • Mechanical drawings.
  • Electrical drawings.

Some people destroy the earth without some of these drawings and hope for the best. That is an incorrect mindset. Please follow the steps in the correct order.

A case sample of the design indicated below was used for this analysis. We’ve merely posted rough renderings of the design to serve as a starting point for this price.

In calculating the cost of building a 2 bedroom bungalow in Nigeria, it is advisable to break down the construction process into stages. This is the norm and is actually helpful in planning your progress. For a bungalow, we can split the construction stages into:

  • Earthwork and excavation
  • Foundation (German floor).
  • DPC to lintel level Stage.
  • Roofing Stage.
  • Plastering / Finishing Stage.
  • Painting Stage

Cost of Foundation (German Floor)

This is the first stage of construction and it includes setting out, digging, concrete work, block laying, backfilling, and flooring as the processes in this stage.

Material Requirements For Earthwork And Excavation
  • Site clearance Labour only (150 sqm) @ NGN 100 per m2 = NGN 15,000
  • Topsoil removal labour only (150 sqm) @ NGN 500 per m2 = NGN 75,000
  • Setting out (excavation / building line) materials = NGN 48,556.08
  • Setting out (excavation / building line) labour only = NGN 90,175.98
  • Trench excavation (78 m) @ NGN 600 per meter = NGN 46,800
  • Back filling and removal of surplus (labour only) = NGN 11,900
  • Laterite Filling (10tyres truck) – 2 trips @ NGN 15,000 per trip = NGN 30,000
  • Hardcore (10tryes truck) – 2 trips @ 50,000 per trip = NGN 100,000
  • Laying Hardcore and Ramming of laterite (labour only) = NGN 40,000

Estimated cost of earthwork and excavation = NGN 457,431.67

Material Requirements For Earthwork Support
  • 87 Length of 1″ x 12” x 3.60m long plank @ NGN 1,200 each = NGN 104,400
  • 49 Length of 4″ x 4” x 3.60m for strutting @ NGN 800 each = NGN 39,200
  • 20 Length of 2″ x 2” x 3.60m for bracing @ NGN 600 each = NGN 12,000
  • 1 bags Nail of various Sizes (3″, 4″ & 5″ Sizes) @ NGN 9,000 per bag = NGN 9,000
  • Labour for fixing Earthwork support (89 sqm) @ NGN 500 per sqm = NGN 44,500
  • 11 nos (4 litre gallon) Antitermite treatment @ NGN 3,600 per gallon = NGN 39,600
  • Labour = NGN 20,000
  • 2 rolls Damp proof membrane @ NGN 5,000 per roll = NGN 10,000

The estimated cost of earthwork support = NGN 278,700.

Material Requirements for Blinding
  • 2 bags of cement @ NGN 3,800 each = NGN 7,600
  • 13 tonnes stone dust @ 2,500 per tonne = NGN 32,500
  • Labour @ NGN 700 per bag = NGN 1,400

The estimated cost of concrete work = NGN 41,500.

Material Requirements For Foundation Footing

This is done in the trench with the ratio (1:2:4)

  • 62 bags of cement @ NGN 3,800 each = NGN 235,600
  • 16 tonnes stone dust @ 2,500 per tonne = NGN 40,000
  • 15 tonnes granite @ 2,750 per tonne = NGN 41,250
  • Labour @ NGN 700 per cement bag = NGN 43,400

The estimated cost of foundation footing = NGN 360,250.

Material Requirements For Blockwork in Foundation

Mortar mix is in the ratio (1:6)

  • 2 tonne sand @ NGN 2,500 per tonne = NGN 5,000
  • 6 bags of cement @ NGN 3,800 each = NGN 22,800

Concrete for filling (1:4:8)

  • 4 tonne sand @ NGN 2,500 per tonne = NGN 10,000
  • 8 bags of cement @ NGN 3,800 each = NGN 30,400
  • 3 tonnes granite @ 2,750 per tonne = NGN 8,250
  • 360 pieces of 9-inch vibrated blocks (including 10 percent wastage) @ NGN 270 each = NGN 97,200
  • Labour for blockwork @ NGN 60 per block = NGN 21,600
  • Labour for filling concrete @ NGN 2,000

The estimated cost of laying foundation blocks = NGN 197,250.

Material Requirements for Ground Floor Slab

Ground Floor Slab with the ratio (1:2:4)

  • 117 bags of cement @ NGN 3,800 per bag = NGN 444,600
  • 30 tonne stone dust @ NGN 2,500 per tonne = NGN 75,000
  • 29 tonnes granite @ 2,750 per tonne = NGN 79,750
  • Labour for casting concrete @ NGN 700 per bag = NGN 81,900
  • 36 Length of 1″ x 12” x 3.60m long plank @ NGN 1,200 each = NGN 43,200
  • 1 bag Nail of various Sizes (3″, 4″ & 5″ Sizes) @ NGN 9,000 per bag = NGN 9,000
  • Labour for capenter on formwork @ NGN 19,500
  • 6 roll BRC Mesh Ref 142 (15m x 2.1m) @ NGN 18,000 per roll = NGN 108,000

The estimated cost of flooring = NGN 860,950

Cost of Construction From Damp Proof Course (D.P.C) To Lintel Level

This is the next stage in the construction process and begins where the German floor ends. It covers the main block work including wall partitions for the various spaces in the house. The materials listed below are just estimates of what you get in the 4-bedroom flat sample above. Again, ensure you get a Bill of Quantities for your building plan as that’s the only way to know the exact material requirements for your house. This stage ends at the roof level.

Material Requirements for Block work Above DPC
  • 1,110 nos 225mm Blocks @ NGN 270 per block = NGN 299,700
  • 980 nos 150mm Blocks @ NGN 230 per block = NGN 225,400

Mortar (1:6) mix for jointing

  • 34 bags of Cement @ NGN 3,800 per bag = NGN 129,200
  • 9 ton Stone dust @ NGN 2,500 per ton = NGN 22,500
  • Labour for Blockwork @ NGN 45 per block = NGN 94,050

Estimated cost of block work = NGN 770,850.

Material Requirement for Lintel Casting

Lintel is casted in the ratio (1: 2: 4)

  • 12 bags Cement @ NGN 3,800 per bag = NGN 45,600
  • 3 ton stone dust @ NGN 2,500 per ton = NGN 7,500
  • 3 ton Granite @ NGN 2,750 per ton = NGN 8,250
  • Labor for casting Concrete @ NGN 700 per bag = NGN 8,400

Formwork (to sides and soffit )

  • 22 length 1″ X 12″ X 3.6m (Plank) @ NGN 1,200 per length = NGN 26,400
  • 22 length 2” x 3″ x 3.6m plank @ NGN 450 per length = NGN 9,900
  • 25 length 2” x 2″ x 3.6m plank @ NGN 350 per length = NGN 8,750  
  • 0.24 bag of Nail various Sizes (3″, 4″ & 5″ Sizes) @ NGN 9,000 per bag = NGN 2,160
  • Carpenter on formwork (24 sqm) @ NGN 500 per sqm = NGN 12,000

Reinforcement

  • 13 length 10mm diameter @ NGN 1,650 per length = NGN 21,450
  • 14 length 12mm   diameter @ NGN 3,400 per length = NGN 47,600
  • 0.13 roll Binding Wire (25kg / roll) @ NGN 11,500 per roll = NGN 1,495
  • Iron benders on reinforcement (246 kg) @ NGN 50 per kg = NGN 12,300

The Estimated cost for Lintel is NGN 212,305

Cost of Roofing A 2 Bedroom Bungalow Stage

Material Requirements for Roof Covering And Carcassing

The following hardwood is treated before use.

  • 29 length of 100 x 150mm hardwood timber (wall plate) @ NGN 320 per length = NGN 9,280
  • 66 length of 50 x 150mm hardwood timber (tie beam) @ NGN 400 per length = NGN 26,400
  • 61 length of 50 x 150mm hardwood timber (Rafter) @ NGN 400 per length = NGN 24,400
  • 71 length of 50 x 100mm hardwood timber (kingpost/struts) @ NGN 400 per length = NGN 28,400
  • 223 length of 50 x 75mm hardwood timber (purlins) @ NGN 300 per length = NGN 66,900
  • Labour on carcassing (1618  m) @ NGN 45 per m = NGN 72,495
  • Roof covering + capping (285 m2) @ NGN 5,000 per m2 = NGN 1,425,000
  • 63 nos Hip plate and trimmer @ NGN 900 per plate = NGN 56,500
  • 720 nos Roof nails (Galvanised nails) @ NGN 35 per nail = NGN 25,200
  • Labour for roof covering (285 m2) @ NGN 500 per m2 = NGN 142,500  

Total Estimated Cost for the roofing stage = NGN 1,877,075.

Cost of Finishing Stage

This stage includes plastering, wiring, plumbing, fixing of windows, doors, tiles, and other essentials. The cost here varies regarding the quality of materials you use. Below is an estimate for a very modest finishing of the design above.

Material Requirements For Floor Finishing

Tiling (Floor)

  • 450 x450 x10mm thick Vitrified floor tiles (78 m2) @ NGN 2,100 per m2 = NGN 163,800
  • 889 NOS Ditto skirting tiles @ NGN 50 each = NGN 44,450
  • 14 bags of Cement for fixing tiles @ NGN 4,600 per bag = NGN 64,400
  • Labour for Tiling (98 m2) @ NGN 400 per m2 = NGN 39,200

Screeding (floor)

25 mm screeded bed C & S (1:4)

  • 21 bag of Cement @ NGN 3,800 per bag = NGN 79,800
  • 4 ton Stone dust @ NGN 2,500 per ton = NGN 10,000
  • Labour for screeding (98 m2) @ NGN 400 per m2 = NGN 39,200
Material Requirements For Wall Finishing

Plastering (wall)

13mm screeded bed C & S (1:4)

  • 32 bags of cement @ NGN 3,800 per bag = NGN 121,600
  • 3 ton stone dust @ NGN 2,500 per ton = NGN 7,500
  • Labour for plastering (307 m2) @ NGN 450 per m2 = NGN 138,150

Tiling (wall)

  • 200 x 400 vitrified tiles (116 m2) @ NGN 3,500 per m2 = NGN 406,000
  • 16 bags of Cement for  fixing tiles @ NGN 4,600 per bag = NGN 73,600
  • Labour for Tiling (116 m2) @ NGN 400 per m2 = NGN 46,400

Screeded backing (wall)

20 mm screeded bed C & S (1:6)

  • 14 bags of Cement @ NGN 3,800 per bag = NGN 52,440
  • 3 ton of Sand @ NGN 2,500 per ton = NGN 7,500
  • Labour for screeding (116 m2) @ NGN 400 per m2 = NGN 46,400
Material Requirements For POP Ceiling
  • 56 bags of P.O.P Cement @ NGN 4,000 per bag = NGN 224,000
  • 6 packs of Concrete nails @ NGN 2,500 per pack = NGN 15,000
  • 42kg sponge @ NGN 1,650 per kg = NGN 69,300
  • 2 roll of Binding wire @ NGN 10,000 per roll – NGN 20,000
  • 2 roll imperial soap @ NGN 1,500 per roll = NGN 3,000
  • 5 litres groundnut oil @ NGN 3,000 per litre = NGN 15,000
  • 6 length 50 x 50mm hardwood noggins @ NGN 250 per length = NGN 1,500
  • Labour on ceiling (100 m2) @ NGN 1,700 @ NGN     170,000

Total Estimated Cost for the Finishing Stage is NGN 1,858,240

Cost Of Painting Stage

Material Requirements For Painting Work

Wall Screeding (To Receive Paint)

  • 2 bags of Screeding cement (white cement) @ NGN 4,600 per bag = NGN 9,200
  • Labour for screeding (307 m2) @ NGN 200 per m2 = NGN 61,400

Floating

  • 2 bags of P.O.P Cement @ NGN 4,600 per bag = NGN 9,200
  • Labour for floating (307 m2) @ NGN 200 per m2 = NGN 61,400

Painting and Decoration

  • 5 drum of Dulux Emulsion/texcote paint (20Litres Drum) @ NGN 20,000 per drum = NGN 100,000
  • Labour for Painting (307 m2) @ NGN 180 per m2 = NGN 55,260

Total Estimated Cost for the Painting Stage = NGN 296,460

Cost Of Doors, Windows, Burgalary

Material Requirements For Doors And Windows

Steel Doors

  • 2 nos 900 x 2100mm high @ NGN 50,000 each = NGN 100,000

Wooden Doors

  • 3 nos Overall size 900 x 2100mm high @ NGN 37,800 each = NGN 113,400
  • 3 nos Overall size 750 x 2100mm high @ NGN 31,500 each = NGN 94,500

Windows

  • 3 nos Window size 600mm x 900mm high @ NGN 10,800 each = NGN 32,400
  • 4 nos Window size 1500mm x 1500mm high @ NGN 32,400 each = NGN 129,600
  • 4 nos Window  size 1800mm x 1500mm high @ NGN 54,000 each = NGN 216,000

Steel burglary bars

  • 3 nos Window size 600mm x 900mm high @ NGN 3,780 each = NGN 11,340
  • 4 nos Window size 1500mm x 1500mm high @ NGN 15,750 each = NGN 63,000
  • 4 nos Window  size 1800mm x 1500mm high @ NGN 18,900 each = NGN 75,600
  • Other ancillaries sum budget @ NGN 34,200
  • Labour sum budget @ NGN 30,000

Total Estimated Cost for Doors and Windows = NGN 900,040

Cost Of Mechanical And Pipeline Services

Material Requirements for Mechanical Works

Mechanical Installations

  • 3 nos Water Closet; Approve WC, 7.5 cistern, complete with fittings for installation @ NGN 27,500 each = NGN 82,500
  • 3 nos Approved (WHB) wash hand basin, complete with installation accessories @ NGN 15,000 each = NGN 45,000
  • 1 nos Approved (WHB) wash hand basin, double bowl, double drainer , complete with installation accessories @ NGN 35,000 each = NGN 35,000
  • 1 nos Approved double drainer, double bowl, stainless steel sink with mixer tap, with installation accessories complete @ NGN 25,000 each =  NGN 25,000
  • 3 nos Shower tray + shower head @ NGN 20,000 each = NGN 60,000
  • 2 nos Ariston water heater containing 20 litres capacity @ NGN 50,000 each = NGN 100,000
  • 3 nos 50mm diameter stainless trapped floor drains @ NGN 2,500 each = NGN 7,500
  • 2 nos Stainless steel soap dish fixed to wall @ NGN 3,500 each = NGN 7,000
  • 2 nos Stainless towel rail fixed to wall  NGN 3,500 each = NGN 7,000
  • 3 nos Stainless toilet roll holder fixed to wall @ NGN 2,500 each = NGN 7,500
  • 2 nos Mirror; 4mm silvered float glass; 460 x 610mm with arrissed edges and mounted on wall @ NGN 15,000 each = NGN 30,000
Material Requirements for Pipeline Works

Inspection Chamber

  • 2 nos Construction of Inspection chamber size 450 x 450 x 450mm deep complete with earthwork and other associated work @ NGN 15,000 each = NGN 30,000

Man Hole

  • 1 nos Construction of Manhole size 600 x 600 x 600mm deep complete with earthwork and other associated work @ NGN 17,000 each = NGN 17,000

Soak Away Pit

  • Construction of Soak away pit of approved size @ NGN 200,000    

Septic Tank

  • Construction of Septic tank of approved size, complete with associated works @ NGN 200,000
  • Provisional sum for all piping and builders work (sum budgeted) @ NGN 150,000

Estimated Cost of Mechanical and Plumbing Services = NGN 1,003,500

Cost Of Electrical Services

Installations

Allow a provisional sum for electrical installations in connection with Electrical Installations @ NGN 300,000

Estimated Cost of Electrical Services = NGN 300,000

Summary Of Cost Of Building A 2 Bedroom Bungalow In Nigeria

  • Excavation And Earthwork———————–NGN 457,431.67
  • Earthwork Support——————————-NGN 278,700
  • Blinding ——————————————NGN 41,500
  • Foundation Footing——————————NGN 360,250
  • Blockwork In Foundation  ———————–NGN 197,250
  • Ground Floor Slab ——————————-NGN 860,950
  • Blockwork Above DPC—————————NGN 770,850
  • Lintel ———————————————NGN 212,305
  • Roof Covering and Carcass———————-NGN 1,877,075
  • Finishing Work———————————–NGN 1,858,240
  • Painting Work————————————NGN 296,460
  • Doors/Windows & Metal Work——————NGN 900,040
  • Mechanical Installation ————————–NGN 1,003,500
  • Electrical Installation —————————–NGN 300,000
  • Sub total—————————————–NGN 9,414,551.67

As you can see from the calculations, we arrived at a total cost of building a 2 bedroom bungalow which is below NGN 10,000,000. This involves just the construction of the 2 bedroom bungalow in Nigeria. As for the furniture fittings, you have a variety of options you can choose from. Also, clearing the site after the construction was not factored into the cost. However, the amount is not so much when put into the cost of building a 2 bedroom bungalow in Nigeria.

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If you make plans, the cost of building a 2 bedroom bungalow would be reduced to the barest minimum. All it takes is for you to follow the procedures laid out above.


With this knowledge, hire or contact your preferred Architect. Before you do so, see these tips on Hiring an Architect.

Do you have a project and you want us to help you manage it, you can contact us HERE.

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