Cost of Building a 3 Bedroom Bungalow in Nigeria

Cost of Building a 3 Bedroom Bungalow in Nigeria 2020

127 Comments / Property / By

Do you want to know the cost of building a 3 bedroom bungalow in Nigeria? This article is for you. So many people visit the web to know the cost of building a 3 bedroom bungalow in Nigeria but get disappointed most of the time. Only a few articles exist on the subject topic and rarely have details. On this article, you would get full details on the cost of building a 3 bedroom bungalow in Nigeria.

Most times when people hear the cost of building a 3 bedroom bungalow in Nigeria from friends, they get scared. The cost they get to hear, run into tens of millions at some point. Honestly, you can build a 3 bedroom bungalow for as much as N50,000,000, or as low as N5,000,000. Sometimes the estimate even goes below the latter. This cost is affected by a number of factors ranging from:

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

Moving forward, it may cost you more when building your own 3 bedroom bungalow but below is the estimated cost for a standard 3 bedroom bungalow in Nigeria. The breakdown involves a cost of the actual construction and not the preliminaries to the construction.

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. Take a look at the processes for BUILDING A HOUSE IN NIGERIA.

Cost of Building a 3 Bedroom Bungalow in Nigeria 2020

Before you start to 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 break earth without some of these drawings and hope everything turns out fine. That is a wrong mentality. Please follow the right process.

In calculating the cost of building a 3 bedroom bungalow in Nigeria, it is advisable to breakdown 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:

  • Foundation (German floor) / Soak-away Stage.
  • DPC to lintel level Stage.
  • Roofing Stage.
  • Plastering / Finishing Stage.

Cost of Foundation (German Floor) / Soak-away Stage

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 Setting-out with profiles

  • 4 pieces of 1 x 12 plank @ NGN 1,200 each plus NGN 800 (for dividing each into 5 (@ NGN 200 each) = NGN 5,600
  • 4 bundles of Pegs @ NGN 1,200 each = NGN 4,800
  • 2″ and 3″ Nails = NGN 1,200 worth of nails
  • 4 bundles of rope @ NGN 200 each = NGN 800
  • Labour = NGN 5,000

Estimated cost of setting-out = NGN 17,400.

Material Requirements for Digging / Excavation

  • Some diggers and shovels will be needed for the job. These tools can cost about NGN 2,000 to rent.
  • Labour = NGN 10,000

Estimated cost of digging = NGN 12,000.

Material Requirements for Concrete work / Blinding

For a standard foundation of 150 mm base-thickness, assuming 0.45 m (breadth or height) and 85.5 m (entire length) = 5.77125 m3

  • 10 bags of cement @ NGN 2,600 each = NGN 26,000
  • 20 tonnes of sand x 2 = NGN 80,000
  • 20 tonnes of Granite = NGN 100,000
  • We don’t need reinforcements (Iron bars) because the soil is good, firm and dry.
  • Litres of water as needed.
  • Labour = NGN 25,000

Estimated cost of concrete work = NGN 231,000.

Material Requirements for Laying Foundation Blocks

Using 9-inch blocks and laying 4 coaches, you will need

  • 12 bags of cement @ NGN 2,600 each = NGN 31,200
  • 644 pieces of 9-inch vibrated blocks (including 10 percent wastage) @ NGN 170 each = NGN 109,480
  • Plumbing work = NGN 25,000
  • The remaining sand from concrete work will be used here.
  • Labour = NGN 35,000

Estimated cost of laying foundation blocks = NGN 200,680.

Material Requirements for Filling

I suggest digging the soak-away and septic tank alongside making the foundation so that the soil dug-up from the soak-away pit, septic tank and well can be used for filling the foundation. This will save you the cost of buying some trips of sand for foundation filling, and also save you the cost of clearing the dug-up soil in a case where it is not used for filling.

After filling the foundation, water it for about 10 hours and leave it for days (or some weeks) before flooring for natural compaction. In the end, you might need to buy just a few trips of sand if the soil dug-up from the well and septic tank is not enough.

Assuming you buy:

  • 3 trips of 20 tonnes laterite (fairly clayey) at NGN 18,000 = NGN 54,000
  • Labour = NGN 10,000

Estimated cost of filling foundation = NGN 64,000

Material Requirements for Foundation Casting / Flooring

  • 25 bags of cement @ NGN 2,600 = NGN 65,000
  • Waterproof / nylon = NGN 15,000
  • Remaining granite and sand from concrete work will be used here.
  • Labour = NGN 18,000

Estimated cost of flooring = NGN 98,000

Material Requirements for Septic Tank, Soak-away pit and Well

The septic tank, soak-away pit, and well should be constructed first in order to have water for the work and sand for filling the foundation later.

  • 700 pieces of 6-inch vibrated blocks @ NGN 150 / block (for a septic tank of 3m x 3m x 3m) = NGN 105,000.
  • 22 bags of cement @ NGN 2,600 = NGN 57,200 (including plastering).
  • Number of well-rings as required.
  • Sand and granite from concrete work will be used here.
  • Labor for septic tank, soak-away pit and well = NGN 80,000

Estimated cost of constructing both the septic tank, soak-away and well = NGN 242,200.

Total Estimated Cost for this stage = NGN 865,280 (excluding the cost of well rings).

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 a modest 3-bedroom flat. 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 and Labour for Block work

  • 2100pcs of 6-inch stone dust vibrated blocks @ NGN 150 = NGN 315,000.
  • (The cost increases when you use 9-inch blocks)
  • 15 tonnes of sharp sand = NGN 40,000
  • 30 bags of cement @ NGN 2,600 = NGN 78,000
  • Labour = NGN 120,000

Estimated cost of block work = NGN 553,000. (This includes the two coaches of blocks after lintel)

Material Requirement for Lintel Casting

  • 20 length of 12mm rod @ NGN 2,100 / length = NGN 42,000
  • 10 length of stirrups @ NGN 500 / length = NGN 5,000
  • 35 length of 1 x 12 x 18 wood @ NGN 1,700 / length = NGN 59,500
  • Nails plus wire for binding = NGN 13,000
  • 8 bags of cement @ NGN 2,600 = NGN 20,800
  • Remaining sand will be used here.
  • Remaining granite from concrete work is used.
  • Labour plus carpenter = NGN 30,000

Estimated cost of the lintel level = NGN 170,300

Estimated Total Cost for this stage = NGN 723,300.

Cost of Roofing 3 Bedroom Bungalow Stage

The cost of roofing varies greatly with the type of roofing materials and design you choose to use. The cost given below represents 0.45 mm thick aluminum roofing sheets. The true cost of all stages still remains that shown on the bill of quantity document.

Material Requirements for Roofing

  • 320 length of 2 x 3 x 12 wood @ NGN 450 = NGN 144,000
  • 45 length of 2 x 6 x 12 @ NGN 840 = NGN 38,250
  • 25 length of 1 x 12 x 12 wood @ NGN 1,400 = NGN 35,000
  • 1/2 bag of 2-inch nails @ NGN 5,800 = NGN 2,900
  • 11/2 bags of 3-inch nails @ NGN 6,000 = NGN 9,000
  • 1/2 bag of 4-inch nails @ NGN 6,500 = NGN 3,250
  • Aluminium (0.45mm thick) roofing, transportation and Labour = NGN 685,900

Total Estimated Cost for the roofing stage = NGN 918,300.

Cost of Finishing Stage

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

Material Requirements for Electrical works

  • Wires, Pipes, Conduit Boxes, etc = NGN 400,000
  • Material Requirements for Mechanical and Plumbing Works
  • Kitchen sink, Pipes, WC, Washing Hand Basin, Overhead Tank, Shower, etc = NGN 500,000

Material Requirements for Ceiling

  • Woods for nogging, P.O.P Sheets, External wood finishing, P.V.C Boards, Tank nails, etc plus labor = NGN 450,000

Material Requirements for Windows and Doors

  • Windows, doors, burglary proof, and fixtures plus labor = NGN 500,000

Material Requirements for Wall Rendering and Painting

  • Plastering and painting plus labor = NGN 500,000

Material Requirements for Floor Finishes

  • Tiles and others plus labor = NGN 250,000

Estimated Total Cost for this stage = NGN 2,600,000.

Grand Total = NGN 865,280 + NGN 723,300 + NGN 918,300 + NGN 2,600,000 = NGN 5,106,880

As you can see from the calculations, we arrived at a total cost of building a 3 bedroom bungalow which is below NGN 6,000,000. This involves just the construction of the 3 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 3 bedroom bungalow in Nigeria.

Also, Read – Cost of Kitchen Cabinets in Nigeria

If you make plans, the cost of building a 3 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, you may want to 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.

If you also need a bill of quantity for your project, feel free to write to us HERE anytime.

Do you need an architect to produce an affordable design for your next project, also contact us.

127 thoughts on “Cost of Building a 3 Bedroom Bungalow in Nigeria 2020”

          1. Esther

            Thanks for this, very very helpful. How is the cost affected during the covid 19 era? What. effect does screening have on plastering?

          2. Josephine

            Hello pls can u help me with the estimate of twin 3 bedroom flat with 4 toilet each. Thanks

      3. Isaac Mensah

        Gud afternoon sir. I’m Isaac a builder. A Ghanaian, please we want to apply for a work in your company. We are good in plastering and block setting. Thank you sir. Isaac yaw dzothra

        Reply
    4. Godwin O E

      I love this thorough breakdown of the cost of 3 bedroom building. It’s quite explanatory and a guide . Thanks . Pls send me your contact. I may need your service soon.

      Reply
    5. Abdullahi Bilkisu

      Thank you sir for the break down. If I may ask, this break down does not include site supervisor which is the engineer. Because they charge heavly on each stage. Pls can you give us the reasonable amount to pay the engineer on each stage just as you did on labour fee? Thank you sir and God bless you.

      Reply
    2. Bimpe

      Beautiful and detailed information. I had to subscribe immediately.
      My question is:
      Are column footings actually necessary in a bungalow 🏠 of 5bedrooms with two living rooms on a dry and sort of rocky two plots of land?
      I will quite appreciate your response. Thanks.

      Reply
      1. ikezudon

        Thank you for subscribing Bimpe. Yes, Column footings are necessary as they transfer vertical load to the soil. The columns cannot be free standing! The good news here is they do not need to go so deep into the subsurface for your soil type. However, if you do not intend to use columns, then your walls have to be load bearing. Cheers

        Reply
        1. Tim

          This is a great write-up. So helpful and insightful.

          I have a few questions please..
          What are the expected charges while processing the documentation of a plot of land in Ibadan.
          Also, what’s the expected charges for the approvals of architectural drawings.

          Thanks for your anticipated response.

          Reply
          1. Ikenna N.

            Thank you Tim.
            For the processing of land documentation in Ibadan, you will have to consult a surveyor. I think it is in the region of #50,000 – #200,000.
            For the expected charges on Architectural drawings approval, it is not fixed as there are factors that affect the cost. Factors like location, the volume of the building, etc.

      2. Tola

        Quite explanatory analysis. Would appreciate a current rough estimate (like this)of a unit 2bedroom flat to be decked and another 2 bedroom flat on d upstairs. Soil is quite dry. Thanks

        Reply
        1. Ololade

          This is a very detailed write up … It is very useful…I am planning to build at ibeju, would love you guys to do something like this on a 3 bedroom duplex, one bedroom room and living room downstairs and 2 bedroom upstairs

          Reply
  9. onuchukwu nchedo francis

    Great evening my dear and may almighty God increase your wisdom okay. Please with due respect what about upstair like how many please.

    Reply
  10. DUBS

    GOOD JOB.I AM REALLY IMPRESSED FOR THE BREAK DOWN.
    I WAN TO BUILD IN ASABA DELTA STATE.I INTENTD MAKE IT 1 BED ROOM AND A LIVING ROOM.
    AND I BED ROOM SELF CONTAINED DOWNSTAIRS AND 3 BED ROOM UPSTAIRS WITH ALL ROOM AND ENSUIT. LAND SIZE IS 110/50.CAN WE HAVE SPACE IN THE FRONT INSTEAD OF BY THE SIDE.I MEANT CARS TO BE PARKED IN THE FRONT OF THE HOUSE ON TOP OF FORTIFIED SOAK AWAY.
    KINDLY ADVISE
    REAGRD
    DUBS

    Reply
  11. dubs

    GOOD JOB.I AM REALLY IMPRESSED FOR THE BREAK DOWN.
    I WAN TO BUILD IN ASABA DELTA STATE.I INTENTD MAKE IT 1 BED ROOM AND A LIVING ROOM.
    AND I BED ROOM SELF CONTAINED DOWNSTAIRS AND 3 BED ROOM UPSTAIRS WITH ALL ROOM AND ENSUIT. LAND SIZE IS 110/50.CAN WE HAVE SPACE IN THE FRONT INSTEAD OF BY THE SIDE.I MEANT CARS TO BE PARKED IN THE FRONT OF THE HOUSE ON TOP OF FORTIFIED SOAK AWAY.
    KINDLY ADVISE
    REAGRD
    DUBS

    Reply
  13. Omolara Oluwamuyiwa

    Good job, which is better between using well ring or concrete a well for soak away also for house wiring give us the best wire to buy in Nigeria.

    Reply
    1. ikezudon

      Do you mean to ask if the 3 bedroom bungalow includes a living room? If that is your question, yes it does. I’m sorry for the delay.

      Reply
  17. Charles Doherty

    Thank you for such a common-sense approach to an issue that appears to be very complex. You simplify everything when compared to how Nigerian professionals like to make things complex in order to make more money.

    Reply
  20. Orinemi Micheal A

    Awesome Write up and its so impressive. I want you embark on a 3 bedroom bungalow.. please if you are into building please urgently get back to me as I will love to contract you. Project will be in Port Harcourt and Benin.

    Reply
  21. Chijioke Innocent Israel

    This article is very informative. Kudos to you.
    I would like to know, buying blocks from block factories/industries and moulding blocks through local block moulders, which one is better, which one is more economical?
    Secondly, if you must contract local block moulders, how many pieces of block per bag of cement is recommended?
    Thanks again for the write up. Expecting your response soonest.

    Reply
  25. Godday

    Kindly advice on the type of building that is better on plot of land measuring 30/120 (Half Plot of land)

    My wife proposed 3 bedroom in front and 2 bedroom behind. Is it possible?

    Reply
    1. Ikenna N.

      Yes Sir. It is possible to have a 3 bedroom and a 2 bedroom apartment in a single structure on a half plot of land.

      Reply
      2. Fred

        Please kindly give me a quotation for this 3 bedroom and 2 bedroom apartment in a single structure on a half plot of land. Thanks

        Reply
  27. Express

    Hello
    Pls if I get a contractor from your company
    And the contractor gives me a price for the project
    Is the price going to be fixed or is it adjustable ??
    Cause I’m going to most likely take a construction loan from a bank

    Reply
    1. Ikenna N.

      Contractors quote for projects with their profits inclusive, that is standard. However, you the client can be proactive in trying to reach a common ground with the contractor by getting a second opinion. This involves having a bill of quantity prepared by a middle party who is not interested in executing the project. We prepare estimates without profits as our own way of being transparent. The prices are not fixed as they vary across various locations. Take, for instance, a bag of cement could cost NGN 2650 in Lagos and NGN 2800 in Port Harcourt. These are the variations in the cost you would encounter.

      Reply
  28. John

    I don’t know how to thank you. All i can say is thanks for this wonderful contributions to humanity especially to people like us who are base abroad. Thanks.

    Reply
  29. Samuel E.

    A very insightful article. Please How much would it cost to build a one-storey building. With 3 bedrooms on each floor. Thanks

    Reply
  31. Bosco

    Tremendously stupendous. I will have 1 million cash from my contributions/savings soon. Is it worth the risk to get started? I have already cleared the plot and done some unsatisfactory digging.
    How can I plan and strategies better to achieve thus feat without much hassle. Thanks

    Reply
    1. Ikenna N.

      Having a bill of quantity can help you plan your resources as the quantity and volume of work required to be done is accurately stated. Also, a program of works can help you ascertain timeline for the completion of each phase of work (item wise) so you can manage payment for labor.

      Reply
  34. Paul

    Hello can i have your contact number please.
    My email is paulajogbe65@gmail.com.
    I am interested in building blocks of flats for renting in Okpanam delta state . I have 4 plots of land. Let us discuss further when you send me your number.
    Thanks.

    Reply
  35. ThankGod Michaels

    Thanks so much…I’m so happy with this, I’m about to start building my 3 bedroom apartment, and this is really enlightening.

    Reply
  37. Joy

    Very informative and well detailed. I’m very interested. Do you have access to help acquire land in Ikorodu?

    Reply
  39. Martins Osuji

    I went through your write up on the estimate to build a 3 bedroom bungalow. I was impressed with your break down from conception to execution. However I need to build a four bedroom bungalow in rural Imo State Nigeria and will need you to assist me with the building plan and construction in anyway you can.
    Regards.
    Martins Osuji

    Reply
  41. Tosin

    Excellent breakdown. It is a very professional approach and Nigeria will grow in this direction where you are clear with what you are paying for and peace of mind. Good job guys, this is how to gradually expel every trade becoming a building engineer over night. Keep it up please and I will definitely subscribe.

    Reply
  43. Paul ajogbe

    Thanks for the information.
    I will like to build a four bedroom bungalow in asaba or Abuja. Is it possible to link me with a building contractor who can assist me.
    Many thanks

    Reply
  44. Esther

    Thanks for this, very very helpful. What. effect does screening have on plastering? I may also need your help in finishing up.

    Reply
  46. Aderemi

    Hello.
    I so much appreciate your write-up. Please, can you provide the cost of building a 3-bedroom bungalow with a penthouse?

    Reply
  47. OnyeNku

    Impressive! I’d like to know for a 4 bedroom bungalow in the village, factoring in all the costs you have written here; would you say that 6 to 7 million Naira will be enough for it? All rooms en-suite. Thanks

    Reply
  48. Temi

    This is so impressive,how much do you charge for bill of quantity on 3 bedroom flat located at ogun state and I also noticed you did not talk about german floor material or its thesame has casting/flooring?thanks so much

    Reply
  49. Oladimeji

    Thanks for this well done brake down, infact you wake up my spirit of hope lost on property in Nigeria with being present there.
    However I would be appreciated sir if u can send a soft copy of this breakdown to my email

    Reply
  52. OLUFEMI BABALOLA

    Great job. My brother, I need to congratulate on this well articulate write up that has assisted many. May Almighty Allah continue to give you more insight and bring you to lime light.

    Reply
  53. OLUSOLA O.

    What a great and articulate working breakdown of the cost and particularly expressing it with the very recent prices of commodities. God bless you richly.

    Reply
  56. Abdullahi Bilkisu

    Thank you sir for the break down of three bed room bungalow. Sir this break down doesn’t include the site supervisor which is the engineers fee on each stage. I will like to know the reasonable amount of money to pay the engineer on each stage. Please if possible give me the break down amount we should pay the supervisor on each stage because they charged heavily on each stage of the building. Thank you

    Reply
  57. Qs Yusouf Suleiman's

    Hmm actually you don’t know what you’re doing for involved your self into others business, reason why neighbouring environmental profession hatred on quantity surveyors because we’re mind on job without seeing someone business, you present a wrong quotation of bill of quantity people and expect to praised and a contract from at least end up killing people live with your wrong estimated…

    Reply
    1. Ikenna N.

      Justify yourself, Sir. This is an interactive forum. Whatever quote you see here was prepared by our team of professionals. We have merely simplified it so it is understandable by the common man.

      Reply
      1. Kings

        This is well written and broken down even for someone that does not know where to start. Try to avoid negative minded people. This is a proper estimate and cost of things will always go up…

        Reply
  60. Caesar

    Hello,
    This is a lovely and well explained write-up. However i would like to know the rough estimate for building a 4 flat of 2 bedroom (3 nos of 2 bedroom & 1 no of 3 bedroom upstairs). I believe we can be of some assistance to each other.

    Thank you.

    Reply
  61. Julius Abraham

    Good day sir, I am Julius Abraham a Builder with 14 years work experience in building construction and I would like to work in your reputable company.
    Thank you in anticipation.

    Reply
  62. Temi

    A great thank you to you and your team. I think this will go a long way to encouraging and preparing people to start building a house, and also to enlighten those who are doing it right now, to give them an informed sense of what money is being spent on. THANKS.

    Reply
  64. John freedom

    Nice write-up. How much will you take for arctectural drawing of 3 bedroom bungalow? And structural drawings of same size?

    Reply
  65. Alex

    Hi
    I like the way you made your calculations.
    Please I need your services if you could get me estimate of 4bed duplex in Enugu and also 4bed bungalow same state.
    Please I’ll appreciate your urgent response.
    From foundation to everything.
    Please I’ll b waiting

    Reply

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