This article emphasizes the cost of building a duplex in Nigeria. The essence of the article is to give clients insights into costs associated with construction. Most of the time, the property owner has little knowledge of what is going on with his or her structure other than visiting to examine it.

Only a few articles exist on the subject topic and rarely have details. In this article, you will get full details on the cost of building a duplex in Nigeria. You should also note that the cost calculation is unique to the site used for this evaluation.

Each property possesses unique characteristics ranging from;

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

All these factors affect the cost of building a duplex in Nigeria.

The basis of this article follows the same trail as the Cost of Building a 3 Bedroom Bungalow in Nigeria. This involves getting the Documents Required For Land Purchase in Nigeria. Also, before the construction processes, some steps need to be taken in Building a House in Nigeria. These steps involve architects and related building engineers.

The various factors listed above may cost you more or less when building your duplex in Nigeria. However, below is the estimated cost of building a duplex in Nigeria. The focus is on a 4 nos bedroom.

The breakdown involves the cost of the actual construction. It doesn’t include mechanical or electrical requirements, finishes, and preliminaries to the construction.

Cost of Building a Duplex in Nigeria 2025 (Updated)

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

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

Some people go ahead to break the earth without some of these drawings and hope everything turns out fine. That is a wrong mentality. Please follow the right process. It helps you plan all the way.

Ground and First Floor Plan

3D Views

In calculating the cost of building a duplex in Nigeria, it is advisable to break down the construction process into stages. This is the norm and helps plan your progress. For a duplex, we can split the construction stages into:

• Foundation.
• DPC to lintel level/ground floor Stage.
• First floor/decking stage.
• Staircase Stage.
• First-floor lintel stage.
• Roofing Stage.
• Plastering / Finishing Stage.

Cost of Foundation

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. The cost of this stage differs depending on the soil condition.

Material Requirements for Setting Out Profiles

Setting-out refers to the process of marking the position, layout, and dimensions of the structure on the ground before the building work begins. It involves transferring the measurements and layout from architectural or engineering drawings to the construction site. This includes marking the positions of walls, foundations, columns, and other structural elements according to the design plans.

• Site clearance = NGN 52,500
• Materials for setting out = NGN 150,450
• Labour = NGN 53,100

Estimated cost of setting out = NGN 256,050.00

Material Requirements for Digging / Excavation

Excavation in construction refers to the process of digging, moving, and removing earth, rock, or other materials from a site to create space for construction purposes.

• Labour for trench excavation = NGN 140,000
• Pit excavation = NGN 12,500

Estimated cost of digging = NGN 152,500.

Material Requirements for Earthwork Support For Pad Foundation

Excavations can weaken the surrounding soil, leading to collapses or cave-ins. Earthwork support systems like shoring, shielding, or retaining walls provide stability and prevent accidents. This is the formwork work needed to prevent the soil from falling back in, as well as the formwork for the columns and pads.

• 124 nos length – 1″ x 12” x 3.60m long plank @ NGN 1,600.00 each = NGN 198,400.00
• 146 nos length – 4″ x 4” x 3.60m for strutting @ NGN 800.00 each = NGN 116,800.00
• 23 nos length – 2″ x 2” x 3.60m for bracing @ NGN 600.00 each = NGN 18,400.00
• Nail OF Various Sizes (3″, 4″ & 5″ Sizes) – 2 bag @ NGN 20,000.00 each = NGN 40,000.00
• Labour for fixing Earthwork support – NGN 78,000.00

The estimated cost of Earthwork support = NGN 451,600.00

Material Requirements for Anti-termite Treatment

The treatment typically involves applying chemical solutions or barriers to the soil around and beneath the foundation. These treatments aim to create a protective barrier that repels or kills termites, preventing them from entering the structure or damaging the foundation. Most people forget to do this but it is necessary.

Some clients see this on a bill and always say they do not see the need. However, it is a necessity as regards formwork in construction.

• 8 nos–4 litre gallon @ NGN 8,000 each = NGN 64,000.00
• Labour = NGN 20,000

Estimated cost of Anti Termite treatment = NGN 84,000.

Material Requirements for Damp Proof Membrane

A damp-proof membrane (DPM) is a barrier used in construction to prevent moisture from passing through floors, walls, or ceilings. It’s typically made from materials like polyethylene, bitumen, or plastic sheets. Most of you know this phase as DPC. In simple terms, it’s the spreading of nylon (polyethylene sheets) before casting the German floor, to prevent upward movement of water. Do this and you will solve any dampness of the walls.

• 2 nos–2 roll @ NGN 45,000 each = NGN 90,000

The estimated cost of the dam-proof membrane = NGN 90,000.

Material Requirements for Concrete Blinding

Blinding is used to make the soil even, to receive the blocks or columns. It is a bed with a mixture of cement, sand, and aggregates. It is typically of 50 to 100mm thickness.

• 2 bags of cement @ NGN 10,500 each = NGN 21,000
• 2 tonnes of sand @ NGN 4,500 per tonne = NGN 9,000
• Labour @ NGN 1100 per cement bag = NGN 2,200

Estimated cost of Blinding = NGN 32,200.

Material Requirements for Concrete Columns Base

• 99 bags of cement @ NGN 10,500 each = NGN 1,039,500
• 26 tonnes of sand @ NGN 4,500 per ton = NGN 117,000
• 24 tonnes of granite @ NGN 17,500 per ton = NGN 420,000
• 48 nos length – 1″ x 12” x 3.60m long plank @ NGN 1,600.00 each = NGN 78,600.00
• Nail OF Various Sizes (3″, 4″ & 5″ Sizes) – 1 bag @ NGN 20,000.00 each = NGN 20,000.00
• 48 nos length – 12mm steel Reinforcements @ NGN 8,500 each = NGN 408,000
• Binding wire (25kg/roll)—NGN 3,450
• Labour for casting concrete @ NGN 1,100 per cement bag–NGN 108,768
• Labour for Iron benders @ NGN 80 per kg= NGN 37,520
• Labour for Carpenter on formwork @ NGN 500 per m2 = NGN 26,000

Estimated cost of Column base = NGN 2,258,838

Material Requirements for Concrete Columns in Foundation

• 19 bags of cement @ NGN 10,500 each = NGN 199,500
• 5 tonnes of sand @ NGN 4,500 per ton = NGN 22,500
• 5 tonnes of granite @ NGN 17,500 per ton = NGN 87,500
• Labour for casting concrete @ NGN 1,100 per cement bag = NGN 20,900
• 48 nos length – 1″ x 12″ x 3.6m (Plank) @ NGN 1,600.00 each = NGN 78,600
• 1 bag (nos) Nail various Sizes (3″, 4″ & 5″ Sizes) = NGN 20,000.00
• Labour for Carpenter on formwork @ NGN 500 per m2 = NGN 26,000
• 17 nos length – 10mm steel Reinforcements @ NGN 7,500 each = NGN 127,500
• 25 nos length – 16mm steel Reinforcements @ NGN 14,000 each = NGN 350,000
• Binding wire (25kg/roll) = NGN 4,050
• Labour for Iron benders @ NGN 80 per kg= NGN 43,920

Estimated cost of Columns in foundation = NGN 980,470

Material Requirements for Foundation Blockwork

• 34 bags of cement @ NGN 10,500 each = NGN 357,000
• 14 tonnes of sand @ NGN 4,500 per ton = NGN 63,000
• 1650 pieces of 9-inch vibrated blocks (including 10 per cent wastage) @ NGN 550 each =
  NGN 907,500
• 26 bags of cement @ NGN 10,500 each = NGN 273,000
• 7 tonnes of sand @ NGN 4,500 per ton = NGN 31,500
• 13 tonnes of granite @ NGN 17,500 per ton = NGN 227,500
• Labour for concrete filling = NGN 8,500
• Labour for block work @ NGN 80 per block = NGN 132,000

The estimated cost of laying foundation blocks = NGN 2,000,000.

Material Requirements for Earthwork / Backfilling

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

• Labour for Backfilling and removal of surplus = NGN 70,000
• 12 nos 10 tyre truck laterite filling @ NGN 30,000 per trip = NGN 360,000
• 2 nos 10 tyre truck Hardcore filling @ NGN 80,000 per trip = NGN 160,000
• Labour for laying of hardcore = NGN 100,000

The estimated cost of backfilling = NGN 690,000.

Material Requirements for Ground Floor Slab

Ground floor slab with mix ratio (1: 2: 4)

• 185 bags of Cement @ NGN 10,500 each = NGN 1,942,500
• 48 tons Stone dust @ NGN 4,500 per ton = NGN 216,000
• 45 tons Granite @ NGN 17,500 per ton = NGN 787,500
• Labour for casting @ NGN 1,100 per cement bag = NGN 203,500
• 21 nos length – 1″ x 12″ x 3.6m (Plank) @ NGN 1,600 each = NGN 33,600
• 1 bag (Nail various Sizes (3″, 4″ & 5″ Sizes) = NGN 20,000
• Labour Carpenter on formwork @ NGN 500 per m2 = NGN 11,000
• 6 Roll BRC Mesh Ref 142 (15m x 2.1m) @ 18,000 per roll = NGN 108,000

Estimated cost of flooring = NGN 3,322,100.

Total Estimated Cost for this stage = NGN 10,317,758.00

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 for Columns (Ground floor to the Roof Beam)

Columns mix ratio (1: 2: 4)

• 54 bags of Cement @ NGN 10,500 per bag = NGN 567,000
• 14 tons Stone dust @ NGN 4,500 per ton = NGN 63,000
• 14 tons Granite @ NGN 17,500 per ton = NGN 245,000
• Labour for casting Concrete @ NGN 1,100 per cement bag = NGN 59,400.
• 278 nos length 1″ x 12″ x 3.6m (Plank) @ NGN 1,600 = NGN 444,800
• 3 bags Nail Various Sizes (3″, 4″ & 5″ Sizes) @ NGN 20,000 per bag = NGN 60,000
• Labour for Carpenter on formwork @ NGN 500 per m2 = NGN 150,000
• 58 nos length 10mm diameter @ NGN 7,500 = NGN 232,560
• 60 nos length 16mm diameter @ NGN 14,000 = NGN 481,440
• Binding Wire (25 kg/roll) = NGN 10,650
• Labour for Iron benders on reinforcement @ NGN 80 per kg = NGN 112,850

Estimated cost of concrete columns for all floors = NGN 2,426,700.

Material Requirements for Beams (Ground floor to the First Floor)

Beams mix ratio (1: 2: 4)

• 72 bags of Cement @ NGN 10,500 per bag = NGN 756,000
• 19 tons Stone dust @ NGN 4,500 per ton = NGN 85,500
• 18 tons Granite @ NGN 17,500 per ton = NGN 315,000
• Labour for casting Concrete @ NGN 1,100 per cement bag = NGN 79,200.
• 344 nos length 1″ x 12″ x 3.6m (Plank) @ NGN 1,600 = NGN 550,400
• 4 bags Nail Various Sizes (3″, 4″ & 5″ Sizes) @ NGN 20,000 per bag = NGN 80,000
• Labour for Carpenter on formwork = NGN 177,000
• 112 nos length 10mm diameter @ NGN 7,500 = NGN 840,000
• 94 nos length 16mm diameter @ NGN 14,000 = NGN 1,316,000
• 2 rolls of Binding Wire (25 kg/roll) @ NGN 15,000 each = NGN 30,000
• Labour for Iron benders on reinforcement = NGN 187,464

Estimated cost of concrete beams for all floors = NGN 4,416,564.

Material Requirements and Labour for Block work (Ground Floor and First Floor)

• 8200pcs of 9-inch stone dust vibrated blocks @ NGN 550 each = NGN 4,510,000
• 33 tons of sharp sand @ NGN 4,500 per ton = NGN 148,500
• 132 bags of cement @ NGN 10,500 = NGN 1,386,000
• Labour @ NGN 80 per block = NGN 656,000

Estimated cost of block work = NGN 6,700,500.

Material Requirement for Lintel Casting

Lintel mix ratio (1: 2: 4). This cost is less if you use load-bearing walls during the planning stages. As a result, your lintel does not have to end at columns. However, termination of lintel at columns is a safe and efficient practice.

• 54 bags of Cement @ NGN 10,500 per bag = NGN 567,000
• 14 tons stone dust @ NGN 4,500 per ton = NGN 63,000
• 14 tons Granite @ NGN 17,500 = NGN 245,000
• Labour for casting Concrete @ NGN 1,100 per cement bag = NGN 59,400
• 53 nos length 1″ x 12″ x 3.6m (Plank) @ NGN 1,600 = NGN 84,960
• 142 nos length 2” x 3″ x 3.6m @ NGN 800 per length = NGN 113,280
• 158 nos length 2” x 2″ x 3.6m @ NGN 800 = NGN 126,400
• Labour Carpenter on formwork = NGN 88,500
• 66 nos length 10mm diameter @ NGN 7,500 = NGN 495,000
• 65 nos length 12mm diameter @ NGN 8,500 = NGN 552,500
• Binding Wire (25kg / roll) = NGN 8,100
• Labour Iron benders on reinforcement = NGN 85,247

Estimated cost of the lintel level = NGN 2,488,387

Estimated Total Cost for this stage = NGN 16,032,151.

Cost of First Floor Decking Stage

For this stage, we would require the total floor area in cubic meters since there is a depth to it. The floor is 6 inches (150 mm) thick. The total cubic meter for the used floor plan is 39.6 cubic meters. Hence, the cost of the reinforced concrete floor slab with a ratio of 1:2:4 is:

Here you would need:

• Bamboo
• Cement
• Sand
• Granite
• Reinforcements
• wood

It is a long process of calculating, but….. I will give you the details.

• 186 bags of Cement @ NGN 10,500 = NGN 1,953,000
• 50 tons Sharp sand @ NGN 4,500.00 = NGN 225,000
• 47 tons Granite @ NGN 17,500 = NGN 822,500
• Labour for casting Concrete @ 1,100 NGN = NGN 204,600
• 249 nos length 1″ x 12″ x 3.6m (Plank) @ NGN 1,600 each = NGN 398,400
• Bamboo @ NGN 400 each = NGN 120,000
• 3 bags Nail of Various Sizes (3″, 4″ & 5″ Sizes) @ NGN 20,000 = NGN 60,000
• Labour Carpenter on formwork = NGN 128,000
• 360 nos 12mm diameter @ NGN 8,500 = NGN 1,800,000
• 2 rolls of Binding Wire (25 kg/roll) @ NGN 20,000 each = NGN 40,000
• Labour Iron benders on reinforcement = NGN 275,848

Estimated Total Cost for this stage = NGN 6,027,348.

Cost of Staircase Stage

For this stage, we would require the total floor area in cubic meters since there is a depth to it. The floor is 6 inches (150mm) thick. The total cubic meter for the staircase is 3 cubic meters. Hence, the cost of the reinforced concrete floor slab with ratio 1:2:4 is:

Here you would need:

• Cement
• Sand
• Granite
• Reinforcements
• wood

Find the materials below.

• 30 bags of Cement @ NGN 10,500 each = NGN 315,000
• 8 tons Sharp sand @ NGN 4,500 = NGN 36,000
• 8 tons Granite @ NGN 17,500 = NGN 140,000
• Labour for casting Concrete = NGN 33,000
• 40 nos length 1″ x 12″ x 3.6m (Plank) @ NGN 1,600 each = NGN 64,000
• 240 nos length 2” x 3″ x 3.6m @ NGN 800 each = NGN 192,000
• 119 nos length 2” x 2″ x 3.6m @ NGN 800 each = NGN 95,200
• 1 bag Nail Various Sizes (3″, 4″ & 5″ Sizes) = NGN 20,000
• Labour Carpenter on formwork = NGN 33,000
• 58 nos length 12mm diameter @ NGN 8,500 = NGN 493,000
• Binding Wire (25kg / roll) = NGN 4,500
• Labour Iron benders on reinforcement = NGN 44,560

Estimated Total Cost for this stage = NGN 1,470,260.

Cost of Roofing Duplex Stage

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

Material Requirements for Roof Beams (First Floor)

Beams mix ratio (1: 2: 4)

• 36 bags of Cement @ NGN 10,500 per bag = NGN 378,000
• 10 tons Stone dust @ NGN 4,500 per ton = NGN 45,000
• 9 tons Granite @ NGN 17,500 per ton = NGN 157,500
• Labour for casting Concrete @ NGN 1,100 per cement bag = NGN 39,600.
• 36 nos length 1″ x 12″ x 3.6m (Plank) @ NGN 1,600 = NGN 57,600
• 1 bags Nail Various Sizes (3″, 4″ & 5″ Sizes) @ NGN 20,000 per bag = NGN 20,000
• Labour for Carpenter on formwork = NGN 54,000
• 56 nos length 10mm diameter @ NGN 7,500 = NGN 420,000
• 47 nos length 16mm diameter @ NGN 14,000 = NGN 658,000
• 0.42 rolls of Binding Wire (25 kg/roll) @ NGN 15,000 each = NGN 6,300
• Labour for Iron benders on reinforcement = NGN 67,084

Estimated cost of concrete beams for all floors = NGN 1,903,084.

Material Requirements for Roofing

• 49 length of 100 x 150 mm @ NGN 1500 = NGN 73,750
• 101 length of 50 x 150 mm @ NGN 1500 = NGN 151,666
• 52 length of 50 x 150 mm @ NGN 1500 = NGN 78,333
• 43 length of 50 x 100 mm @ NGN 1500 = NGN 65,000
• 207 length of 50 x 75 mm @ NGN 800 = NGN 165,333
• Labour for Carcassing = NGN 162,900
• Roof covering + capping 170 m2 @ NGN 3900= 663,000
• 429 nos Roof nails @ NGN 80 = NGN 34,320
• Labour for roof covering = NGN 110,500

Total Estimated Cost for the roofing stage = NGN 1,595,470.

Cost of Finishing Stage

This stage includes plastering, wiring, plumbing, and 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.

Material Requirements for Tiling Works (Ground – First floor)

• 390 m2 – 450 x450 x10mm thick Vitrified floor tiles @ NGN 3,500 per m2 = NGN 1,365,000
• 889 nos Ditto skirting tiles @ NGN 100 = NGN 88,900
• 57 bags of Cement for fixing tiles @ NGN 10,500 = NGN 598,500
• Labour Tiling = NGN 246,000

Material Requirements for Floor Screeding (Ground – First floor)

25 mm screed bed Cement & Sand (1:4)

• 90 bags of Cement @ NGN 10,500 = NGN 945,000
• 15 tons Stone dust @ NGN 4,500 = NGN 67,500
• Labour for screeding = NGN 246,000

Material Requirements for Wall Plastering (Ground – First floor)

Plastering (wall)

13mm screed bed Cement & Sand (1:4)

• 171 bags of Cement @ NGN 10,500 = NGN 1,795,500
• 18 tons plaster sand @ NGN 4,500 per ton = NGN 81,000
• Labour for plastering = NGN 984,000

Material Requirements for Wall Tiling (Ground – First floor)

Tiling (wall)

• 317 sqm nos – 200 x 400 ceramics tiles @ NGN 3,500 = NGN 1,109,500
• 44 bags of Cement for fixing tiles @ NGN 10,500.00 = NGN 462,000
• Labour for Tiling = NGN 190,200

Material Requirements for Screed Backing (Ground – First floor)

Screed backing (wall)

20 mm screed bed Cement & Sand (1:6)

• 38 bags of Cement @ NGN 10,500 each = NGN 399,000
• 8 ton Sand @ NGN 4,500 = NGN 36,000
• Labour for screeding = NGN 190,200

Material Requirements for Ceiling Works (First floor)

• Woods for noggings, P.O.P Sheets, External wood finishing, P.V.C Boards, Tank nails, etc plus labor = NGN 2,884,500

Material Requirements for Painting (All floors)

• Painting Works = NGN 1,799,200

Estimated Total Cost for this stage = NGN 13,488,000.

Grand Total

• Cost of Foundation Stage = NGN 10,317,758.00
• Cost of Construction (D.P.C) To Lintel Level (Ground, 1st, 2nd Floor) = NGN 16,032,151
• The Cost of the First Floor Decking Stage = NGN 6,027,348
• Estimated Cost of Staircase Stage = NGN 1,470,260.
• Cost of Roofing Stage = NGN 1,595,470
• Cost of Finishing Stage = NGN 13,488,000
• Add the sum for Doors, windows, Electricals, Plumbing, fittings, and Septic tank = NGN 11,796,500

= NGN 60,727,487

Cost of Building a 4 bedroom duplex in Nigeria 2024 – NGN 60,727,487

As you can see from the calculations, we arrived at the total cost of building a 4-bedroom duplex in Nigeria, which is over NGN 60,000,000. This involves just the construction of the 4-bedroom duplex in Nigeria.

Notes – Unpriced Quantities

Contractor Profits

Please note that this cost is devoid of profits as the unit prices of all items are verifiable in the open market. If your contractor gives you something different, please remember they have added profits in line with standard practices in the construction sector of Nigeria. These profit margins range between 10 and 30 per cent. Also, some unit prices may differ regarding the location of availability.

Landscape Quantities

The cost for landscaping regarding the structure is not inclusive as well. The landscape design commonly used includes the following:

• Paved Concrete (This could be stamped or polished)
• Interlocking tiles
• Gravel
• etc

Preliminaries

Preliminaries to the construction are also omitted from this bill. By preliminaries, I mean the initial site set-up before the actual construction starts. These activities could include

• Access road provision to the site.
• Provision of Storage / Office facilities for materials and personnel.
• Acquiring construction-related trucks.
• Erection of signs

Taxes

Construction-related taxes are also omitted in this bill. Taxes payable to the government agencies are also omitted.

Contingencies

This bill covers the exact amount needed for the duplex structure alone. However, there are grey areas /sections during construction, and these uncertainties need to be addressed. A contingency fee that sets out a percentage of the gross construction cost, is always set aside to cater for these uncertainties in the event they occur.

In Summary

The design is a very simple one with an aesthetically conscious approach. For more complicated designs, the cost could exceed what we have calculated above. As for the furniture fittings, you have a variety of options you can choose from. 

If you make plans, the cost of building a duplex in Nigeria would be minimal. 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.

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

Do you need an architect to produce an affordable design for your next project, also Contact Us

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