Cost of building a duplex in Nigeria

Cost of Building a 4 Bedroom Duplex in Nigeria 2020

This article emphasizes the cost of building a duplex in Nigeria. The essence of the article is to give clients insights on costs associated with construction. Most times, the property owner hardly knows anything going on with his/her structure other than coming to inspect its progress.

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 duplex in Nigeria. Furthermore, you should also note that the cost calculated herein, 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 with the Cost of Building a 3 Bedroom Bungalow in Nigeria. This involves getting Documents Required For Land Purchase in Nigeria. Also before the construction processes, are steps needed to be taken in Building a House in Nigeria. These steps involve architects and related building engineers.

Moving forward, it may cost you more or less when building your own duplex in Nigeria as a result of the various factors listed above. However, below is the estimated cost for a standard 4 bedroom duplex in Nigeria.

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

Table of Contents

Cost of Building a Duplex in Nigeria

Before you start to 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 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.

In calculating the cost of building a duplex 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 duplex, the construction stages can be split into the following:

  • 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. Furthermore, the cost of this stage differs with respect to the soil condition.

Material Requirements for Setting-out with profiles

  • Site clearance = NGN 22,830
  • Materials for setting out = NGN 36,764.92
  • Labour = NGN 68,277.72

Estimated cost of setting-out = NGN 127,872.64

Material Requirements for Digging / Excavation

  • Labour = NGN 71,300

Estimated cost of digging = NGN 71,300.

Material Requirements for Earthwork Support For Strip Foundation

  • 48 nos length – 1″ x 12” x 3.60m long plank @ NGN 1,200.00 each = NGN 57,600.00
  • 27 nos length – 4″ x 4” x 3.60m for struting @ NGN 750.00 each = NGN 20,250.00
  • 11 nos length – 2″ x 2” x 3.60m for bracing @ NGN 300.00 each = NGN 3,300.00
  • Nail various Sizes (3″, 4″ & 5″ Sizes) – 1 bag @ NGN 6,750.00
  • Labour for fixing Earthwork support – NGN 24,500.00

The estimated cost of Earthwork support = NGN 112,400.

Material Requirements for Anti termite treatment of wood

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 3,650 each = NGN 29,200.00

Estimated cost of Anti Termite treatment = NGN 29,200.

Material Requirements for Damp Proof Membrane

  • 2 nos – 2 roll @ NGN 2,500 each = NGN 5,000

Estimated cost of Damp proof Membrane = NGN 5,000.

Material Requirements for Concrete work / Blinding

Blinding is used to make the soil even so as to receive the blocks or columns. It is a bed with a mixture of cement, sand, and aggregates.

  • 74 bags of cement @ NGN 2,650 each = NGN 195,967.50
  • 28 tonnes of sand x 2 = NGN 100,000
  • 26 tonnes of Granite = NGN 100,000
  • We don’t need reinforcements (Iron bars) because the soil is good, firm and dry.
  • Liters of water as needed.
  • Labour = NGN 36,975

Estimated cost of concrete work / Blinding = NGN 432,942.50.

Material Requirements for Concrete Columns Footing (Foundation Footing)

Our case study has 31 foundation pad footings. Hence, materials are as follows: Some cement bags here would be used for the columns as well.

  • 122 bags of cement @ NGN 2,650 each = NGN 323,300
  • 45 tonnes of sand @ NGN 3,500 per ton = NGN 157,500
  • 42 tonnes of granite @ NGN 3,800 per ton = NGN 159,600
  • Labour for casting concrete – NGN 60,900

Estimated cost of Foundation footing = NGN 701,300.

Material Requirements for Concrete Columns Base

  • 96 bags of cement @ NGN 2,650 each = NGN 254,400
  • 26 tonnes of sand @ NGN 3,500 per ton = NGN 91,000
  • 24 tonnes of granite @ NGN 3,800 per ton = NGN 91,200
  • 36 nos length – 12mm steel Reinforcements @ NGN 1,700 each = NGN 61,200
  • Binding wire (25kg/roll) – NGN 2,565
  • Labour for casting concrete – NGN 48,000
  • Labour for Iron benders = NGN 18,600

Estimated cost of Column base = NGN 566,965.

Material Requirements for Concrete Columns in Foundation

  • 10 bags of cement @ NGN 2,650 each = NGN 26,500
  • 3 tonnes of sand @ NGN 3,500 per ton = NGN 10,500
  • 2 tonnes of granite @ NGN 3,800 per ton = NGN 7,600
  • Labour for casting concrete – NGN 5,000
  • 26 nos length – 1″ x 12″ x 3.6m (Plank) @ NGN 1,200.00 each = NGN 31,200
  • 1 bag (nos) Nail various Sizes (3″, 4″ & 5″ Sizes) = NGN 6,750.00
  • Labour for Carpenter on formwork = NGN 14,000.00
  • 15 nos length – 10mm steel Reinforcements @ NGN 1,200 each = NGN 18,000
  • 16 nos length – 16mm steel Reinforcements @ NGN 3,000 each = NGN 48,000
  • Binding wire (25kg/roll) – NGN 2,565
  • Labour for Iron benders = NGN 19,250

Estimated cost of Columns in foundation = NGN 189,365.

Material Requirements for Laying Foundation Blocks

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

  • 19 bags of cement @ NGN 2,650 each = NGN 50,350
  • 5 tonnes of sand @ NGN 3,500 per ton = NGN 17,500
  • 1180 pieces of 9-inch vibrated blocks (including 10 percent wastage) @ NGN 170 each =
    NGN 200,600
  • 24 bags of cement @ NGN 2,650 each = NGN 63,600
  • 10 tonnes of sand @ NGN 3,500 per ton = NGN 35,000
  • 9 tonnes of granite @ NGN 3,800 per ton = NGN 34,200
  • Labour for concrete filling – NGN 5,400
  • Labour for blockwork = NGN 47,200

The estimated cost of laying foundation blocks = NGN 453,850.

Material Requirements for Earthwork / Backfilling

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

  • Labour for Backfilling and removal of surplus = NGN 55,250
  • 4 nos 10 tyre truck laterite filling @ NGN 15,000 per trip = NGN 60,000
  • 4 nos 10 tyre truck Hardcore filling @ NGN 48,000 per trip = NGN 192,000
  • Labour for laying of hardcore = NGN 40,000

Estimated cost of backfilling = NGN 347,250.

Material Requirements for Ground Floor Slab

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

  • 204 bags of Cement @ NGN 2,650 each = NGN 540,600
  • 54 tons Stone dust @ NGN 3,500 per ton = NGN 190,400
  • 51 tons Granite @ NGN 3,800 per ton = NGN 193,800
  • Labour for casting NGN 102,000
  • 12 nos length – 1″ x 12″ x 3.6m (Plank) @ NGN 1,200 each = NGN 14,400
  • 1 bag (Nail various Sizes (3″, 4″ & 5″ Sizes) = NGN 6,750
  • Labour Carpenter on formwork = NGN 6,300
  • 7 Roll BRC Mesh Ref 142 (15m x 2.1m) @ 12,000 per roll = NGN 84,000

Estimated cost of flooring = NGN 1,138,250.

Total Estimated Cost for this stage = NGN 4,175,695.


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 First Floor)

Total number of columns is sixty-two (69 nos) and the Columns mix ratio (1: 2: 4)

  • 80 bags of Cement @ NGN 2,650 per bag = NGN 212,000
  • 21 tons Stone dust @ NGN 3,500 per ton = NGN 73,500
  • 20 tons Granite @ NGN 3,800 per ton = NGN 76,000
  • Labour for casting Concrete = NGN 40,000.
  • 214 nos length 1″ x 12″ x 3.6m (Plank) @ NGN 1,200 = NGN 256,800
  • 3 bags Nail various Sizes (3″, 4″ & 5″ Sizes) @ NGN 6,750 per bag = NGN 20,250
  • Labour for Carpenter on formwork = NGN 115,500
  • 130 nos length 10mm diameter @ NGN 1,185 = NGN 154,050
  • 101 nos length 16mm diameter @ NGN 3,019 = NGN 304,919
  • Binding Wire (25kg / roll) = NGN 19,035
  • Labour for Iron benders on reinforcement = NGN 140,850

Estimated cost of concrete columns for all floors = NGN 1,412,904.

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

Beams mix ratio (1: 2: 4)

  • 113 bags of Cement @ NGN 2,650 per bag = NGN 299,450
  • 30 tons Stone dust @ NGN 3,500 per ton = NGN 105,000
  • 28 tons Granite @ NGN 3,800 per ton = NGN 106,400
  • Labour for casting Concrete = NGN 56,500.
  • 247 nos length 1″ x 12″ x 3.6m (Plank) @ NGN 1,200 = NGN 296,400
  • 641 nos length 2″ x 3″ x 3.6m (Plank) @ NGN 450 = NGN 288,450
  • 257 nos length 2″ x 2″ x 3.6m (Plank) @ NGN 350 = NGN 89,950
  • 3 bags Nail various Sizes (3″, 4″ & 5″ Sizes) @ NGN 6,750 per bag = NGN 20,250
  • Labour for Carpenter on formwork = NGN 133,575
  • 18 nos length 10mm diameter @ NGN 1,185 = NGN 21,330
  • 8 nos length 20mm diameter @ NGN 4,760 = NGN 38,080
  • 10 nos length 25mm diameter @ NGN 6,800 = NGN 68,000
  • 2 rolls Binding Wire (25kg / roll) @ NGN 13,500 each = NGN 27,000
  • Labour for Iron benders on reinforcement = NGN 113,450

Estimated cost of concrete beams for all floors = NGN 1,663,835.

Material Requirements and Labour for Blockwork (Ground Floor to the First Floor)

  • 9200pcs of 9-inch stone dust vibrated blocks @ NGN 170 = NGN 1,564,000
  • 38 ton of sharp sand @ NGN 3,500 per ton = NGN 133,000
  • 148 bags of cement @ NGN 2,650 = NGN 392,200
  • Labour = NGN 414,000

Estimated cost of block work = NGN 2,503,200.

Material Requirement for Lintel Casting

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

  • 42 bags of Cement @ NGN 2,650 per bag = NGN 111,300
  • 11 tons stone dust @ NGN 3,500 per ton = NGN 39,200
  • 11 tons Granite @ NGN 3,800 = NGN 39,900
  • Labour for casting Concrete = NGN 21,000
  • 86 nos length 1″ x 12″ x 3.6m (Plank) @ NGN 1,200 = NGN 103,200
  • 41 nos length 2” x 3″ x 3.6m @ NGN 450 per length = NGN 18,450
  • 45 nos length 2” x 2″ x 3.6m @ NGN 350 = NGN 15,750
  • 1 bag Nail various Sizes (3″, 4″ & 5″ Sizes) = NGN 6,750
  • Labour Carpenter on formwork = NGN 46,500
  • 46 nos length 10mm diameter @ NGN 1,185 = NGN 54,510
  • 48 nos length 12mm diameter @ NGN 1,670 = NGN 80,160
  • Binding Wire (25kg / roll) = NGN 5,670
  • Labour Iron benders on reinforcement = NGN 41,600

Estimated cost of the lintel level = NGN 583,517.50

Estimated Total Cost for this stage = NGN 6,163,456.50.


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 ratio 1:2:4 is as follows:

Here you would need the following:

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

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

  • 104 bags of Cement @ NGN 2,650 = NGN 275,600
  • 28 tons Sharp sand @ NGN 3,500.00 = NGN 98,000
  • 26 tons Granite @ NGN 3,800 = NGN 98,800
  • Labour for casting Concrete = NGN 52,000
  • 184 nos length 1″ x 12″ x 3.6m (Plank) @ NGN 1,200 each = NGN 220,800
  • 2465 nos length 2” x 3″ x 3.6m @ NGN 450 each = NGN 1,109,250
  • 942 nos length 2” x 2″ x 3.6m @ NGN 350 each = NGN 329,700
  • 2 bags Nail various Sizes (3″, 4″ & 5″ Sizes) @ NGN 6,750 = NGN 13,500
  • Labour Carpenter on formwork = NGN 99,000
  • 50 nos length 10mm diameter @ NGN 1,185 = NGN 59,250
  • 81 nos 12mm diameter @ NGN 1,670 = NGN 135,270
  • 1 rolls Binding Wire (25kg / roll) @ NGN 13,500 each = NGN 13,500
  • Labour Iron benders on reinforcement = NGN 60,325

Estimated Total Cost for this stage = NGN 2,564,995.


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 as follows:

Here you would need the following:

  • Cement
  • Sand
  • Granite
  • Reinforcements
  • wood

Find the materials below.

  • 13 bags of Cement @ NGN 2,650 each = NGN 34,344
  • 3 tons Sharp sand @ NGN 3,500 = NGN 12,096
  • 3 tons Granite @ NGN 3,800 = NGN 12,312
  • Labour for casting Concrete = NGN 6,480
  • 10 nos length 1″ x 12″ x 3.6m (Plank) @ NGN 1,200 each = NGN 12,000
  • 240 nos length 2” x 3″ x 3.6m @ NGN 450 each = NGN 108,216
  • 119 nos length 2” x 2″ x 3.6m @ NGN 350 each = NGN 41,616.40
  • Nail various Sizes (3″, 4″ & 5″ Sizes) = NGN 742.50
  • Labour Carpenter on formwork = NGN 5,400
  • 31 nos length 12mm diameter @ NGN 1,670 = NGN 51,770
  • Binding Wire (25kg / roll) = NGN 2,295
  • Labour Iron benders on reinforcement = NGN 16,200

Estimated Total Cost for this stage = NGN 303,471.90.


Cost of Roofing Duplex 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 Tiling works (Ground – First floor)

  • 368 m2 – 450 x450 x10mm thick Vitrified floor tiles @ NGN 2,100 per sqm = NGN 772,800
  • 1820 nos Ditto skirting tiles @ NGN 27 = NGN 49,140
  • 55 bags of Cement for fixing tiles @ NGN 4,000 = NGN 220,000
  • Labour Tiling = NGN 120,000

Material Requirements for Floor Screeding (Ground – First floor)

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

  • 97 bags of Cement @ NGN 2,650 = NGN 257,050
  • 16 tons Stone dust @ NGN 3,500 = NGN 56,000
  • Labour for screeding = NGN 176,400

Material Requirements for Wall Plastering (Ground – First floor)

Plastering (wall)

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

  • 191 bags of Cement @ NGN 2,650 = NGN 507,104
  • 20 ton Stone dust @ NGN 3,500 per ton = NGN 70,664.83
  • Labour for plastering = NGN 831,005

Material Requirements for Wall Tiling (Ground – First floor)

Tiling (wall)

  • 2467 nos – 200 x 300 ceramics tiles @ NGN 71 = NGN 175,157
  • 26 bags of Cement for fixing tiles @ NGN 4,000.00 = NGN 104,000
  • Labour for Tiling = NGN 64,750

Material Requirements for Screeded Backing (Ground – First floor)

Screeded backing (wall)

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

  • 22 bags of Cement @ NGN 2,650 each = NGN 58,830.00
  • 5 ton Sand @ NGN 3,500 = NGN 17,500
  • Labour for screeding = NGN 64,750

Material Requirements for Ceiling Works (First floor)

  • 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 Painting (All floors)

  • 26 drums Dulux Emulsion/texcote paint (20Litres Drum) @ NGN 18,600 per drum = NGN 483,600
  • Labour for Painting = NGN 184,000

Estimated Total Cost for this stage = NGN 4,521,670.83


Grand Total

  • Cost of Foundation Stage = NGN 4,175,695
  • Cost of Construction (D.P.C) To Lintel Level (Ground, 1st, 2nd Floor) = NGN 6,163,456.50
  • Cost of First Floor Decking Stage = NGN 2,564,995
  • Estimated Cost of Staircase Stage = NGN 303,471.90
  • Cost of Roofing Stage = NGN 918,300
  • Cost of Finishing Stage = NGN 4,521,670.83
  • Add lump sum for Electricals, Plumbing, fittings, Septic tank = NGN 5,000,000

= NGN 23,647,589.23


As you can see from the calculations, we arrived at a total cost of building a 4 bedroom duplex which is a little above NGN 23,000,000. This involves just the construction of the 4 bedroom duplex in Nigeria.

Notes: 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 bear in mind that profits have been added in line with standard practices in the construction sector of Nigeria. These profit margins range between 10 and 30 percent.

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 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.

 

Please share this article if you find it helpful.

84 thoughts on “Cost of Building a 4 Bedroom Duplex in Nigeria 2020”

    1. As I said, the calculation is done based on the design. The cost is unique for every project. I used almost a million for mine doesn’t yours couldn’t be more or less. Have that in mind.

  1. Hello there…
    This is one of the most useful websites i ever come across as far as this subject matter is concerned!
    But i feel you should have been more specific in your estimation since a lot of people are probably looking for the cost of building x bedroom duplex!

    This does not mean i do not appreciate the article though!

    1. Hello, good work overall. Please keep it up. But I noticed the cost of windows and doors are not included. Please note.

  2. Iyabode Akande

    This is the most useful information I have come across in my research so far, for me, it gives one an idea of stages of construction and materials needed, it will help me to understand building construction jargons when talking to builders, knowledge is power I believe, so this will help boost my confidence
    Thanks again for taking time to post this and I will definitely contact your team for help in the nearest future

      1. The above cost is Not obtainable now as at September 2019. Most of this cost above are too Löw. It is just a Guide. U Need 18m to 20m to do this. Cost of decking and windos plus door is Far belog current market

          1. I find this platform very educative and one of the finest out there, big up!
            I would like to add that, if you could do alongside this good job a monthly update for the cost of building materials and all because of the variance in market price for each season (rainy season / dry season) as I was made to understand that, the cost of building materials e.g woods are far cheaper during the rainy season. Thank you

          2. Hello, pls drop a contact of good builder and architect that can give me a good design for the house I want to build in Lagos and in the village.

          3. Hi..MR ikezudon is there mobile num to get hold of you personally, or what name should I ask of when calling the landline number, looking at buliding 5bedroom duplex in lekki. Thanks

          4. With your information on this
            I read in Google duplets building rooms of 4 making 6 bed room duplets can be exactly how much I want to engage you your very honest and direct and exceptional seems your work is more professional to your clientels to compare badozor builders who at the end wrong your desire taste and hope

      2. You said 22 columns will be required. I didnt see the cost for the columns as well as reinforcements for your slab and also your upper floor columns and roof beam. 16mm is required for columns especially at the ground floor.

        Sir I didn’t talk about starter columns, tou didnt talk about mat for your columns. I also feel you should give us the sqm of the building both ground and upper floor to allow for a proper appraisal of your claim.

        Then which brand of electrical fittings and cables are you recommending,

        For the record, I built my 4 bedroom duplex myself being am Architect, and with a lot of assist6from my artisans who discounted their labour cost, I spent well over 10m sir. And it’s a 130sqm ground floor area.

        You also omitted the reinforced slab got your soak away and septic tank. The quoted labour cost are also not realistic except you are dealing with just any how artisans.

        What kind of painting are you using sir. There is more to consider in painting than the cost. I use a paint brand that cost 20k per bucket but be sure you eont need repainting in 5 years for the exterior, there are paints u use today that fades under weather in 1 year.

        Do you encourage your client to use passive means of fire protection such as smoke detector, did you consider this? What kind of db are using, 2 will require 2 db in a duplex if you are to do a good job and a good one will cost you over 50k that’s already 100k for the two. What about your electrical panel sir. Do u do lightning arrestor and earthing for your building?

        In summary I appreciate your effort, we are also an advocate of low building cost but please jot at the expense of quality work and right standard of building. Thank you.

        Oladipo E.O
        08036757170

        1. Thank you Mr. Oladipo for your kind observations. This article was coined to help give clients an idea of the cost of their proposed projects. The article was written so as to pass somewhat detailed information so clients can understand how costs and figures are arrived at. The columns you talked about, have their costs therein. Reading further down the article, you would see that the cost of building a duplex is design-dependent and doesn’t have to be a fixed cost irrespective of the design. It is not necessary to bore clients with a detailed bill of quantities showing items, manufacturers, ratings, etc, as that would defeat the purpose of this article. In as much as I want to give very detailed information, I also have to balance the readability of this article. We have also built a 4 bedroom duplex for #8million so to say, but everything depends on the design. We would update the article to make sure we did not omit anything, but be rest assured that this calculation is based on the highest possible standard as regards construction.

          1. Thanks so much. I’m a novice in this subject matter. I’m in the process of acquiring a landed property at Ibeju Lekki and the next project will be the construction of a 4 Bedroom Duplex. I may not be able to say how reliable the speculation are but this is so enlightening for me. As cost of construction materials are subject to change I do hope updates to this post will always be made available. I however look forward to working with you. Thanks so much.

          2. Thanks my dear. You did a great job here. At least I have gotten an idea of how the system works.

  3. Please can u re-confirm if the cost of 20 tones of chippings is still N100,000 because I am currently buying them @ N150,000. Also the cost of 12mm rods if it’s still N2100 because I am currently buying them @ N2500. Also, show how you arrived at N990,000 as the cost of decking.

    1. Hello Chris, the cost of materials is location dependent. When this article was published, that was the price. However, I will confirm and update the article. For the cost of decking, it is design-dependent and varies. Regards

      1. I must say that your article has been extremely helpful as a contractor/builder and I come to this conclusion with 8 years of active, consistent experience.
        Kudos sir.
        Achile O.

        1. Thanks for taking time out to display your hard earn professional skills to help builders know how to prepare for the nearest future if the challenges of building estimates, I now have some ideas, and also aware that prices varies depending on locations and price of building materials.

      2. I have plot of land 30 by 120, I want to build 3 bedroom each detached story building, I need the estimated cost and breakdown and design of the building. I will prefer you supervise the project from your experience. Please below is my email : engrkizo@yahoo.com

  4. hello

    Please what is the current cost of those materials now, also i have a plot at abijo – lekki,and it has some form of water on the ground,what do you think the cost will be for a simple 3 bedroom duplex

    1. Hello, current cost of building materials will be updated shortly. As regards your plot at Lekki, you have the option of sand filling the site before using a raft foundation, or using pile foundation. The latter is less expensive than the former and structurally sound as well. Ideas on the costing would be better revealed after a soil test is conducted to know the state of the subsurface.

  5. I sincerely appreciate the effort you put towards this education on building. I have done two different buildings at certain cut throat costs due to lack of information such as you provided. I am looking forward to update my knowledge as soon as you post the latest costs/estimates. Now to my question: I want to build a private resident in Owerri Imo state. My greatest problem right now is the design for a 5 bedroom duplex. I also would like it to have double lounge up and down with the big one down. I would also love a separate study area. Are there some photos you can send from which I can make a choice? This photo must be in 3D please.

    Thank you Once again.

  6. Kindly send me some picturs and design for a 4 bedroom duplex.
    I have a 50 x 100 that I want to build.
    And I will also need your services to superviced the building project.

      1. Nice work Sir. It’s really enlightening. I look forward to working with you soonest. I’m in Abuja and planning to commence a project precisely a 4 bedroom duplex. I have an idea of a design, but I’ll need you for the architecture design as well as the current market prices of material. Thanks.
        Ope.

  7. Wow! You did a very good job here. You give us light on what to expect and know about. For me, I will increase the total cost of building in case of necessities. Thank you very so much for your kind effort. Please, can you send me some designs for 4 or 5 bedroom Bungalow or Duplex? imela2001@yahoo.com

  8. 1. Thank you so much for a thorough job done – even though no one is paying or have paid for it.
    2, l can see some people are so critical of your efforts – so l suggest they set up their own info website and stop nitpicking like that Mr. Oladipo E.O. (he even have the audacity to leave his contact details on your web page having touted himself as an “architect” for that matter ! How unprofessional). Yes, you can build a house for 10 million if depending on where you are building, Lekki, or your village or hamlet anywhere in the country!
    3. Thank you so much, although l am aware there will be variances in prices base on design, taste and location, at least this gives general idea of what is needed – individuals then can request costs/prices from their Engineers, artisans etc. base on the clear stages / substages and headings you have given. Idea is needed. Anyone who wants more should be paying for it – as most in the western world will do.

    1. Thanks Shola for your intelligent and kind support. Don’t mind these folks. They are getting free information that would give them an idea on whatever they’re planning to build and they’re here criticizing him.

    1. A 3 bedroom duplex for #17 million at Ibeju Lekki is possible but it will depend on the design. Soil conditions in that area allow for a raft foundation which is relatively expensive. However, with the right design, your structure can come alive with #17 million. You just have to do away with ambiguity in the design.

  9. Thanks for a job well done. Right now I am building a 4 bedroom duplex at Iriebe Portharcourt. Rivers state I would like to know the exact cost of standard POP modern design cost for a bedroom duplex. Waiting in anticipation for your response

    1. The cost of POP depends on the design, area needed (sqm) and location. Having a design and getting quotes from a couple of vendors is the best approach. Regards

    1. Buildings can be built on a budget but it is relative most times. The factors that affect costs in this article are real and play a large role. Before placing a cost, it is pertinent to know what you want. After you are sure of what you want, you can digress and tweak your way to achieving it without lowering standards. At best, your #5 million can get a bungalow and it depends on those factors I listed. Some bungalow foundations cost #5 million, just so you know.

  10. Please Can I have standard 4 bedroom duplex on a half plot of 120×30.and still have space for 2 car park and a security House?

    1. Yes Sir. It is 100% possible to have a standard 4 bedroom duplex fit in perfectly on your half plot of land with a car park and a gatehouse. Simply email us at thearchitectnig@gmail.com and we would prepare designs for you at a reasonable cost. Regards

      1. This is exactly the kind of information I’ve been looking. I know this is just a guide, but it’s really helpful in making decisions. I’d love to chat you privately on WhatsApp if you can send me your WhatsApp number. Basically, I want to discuss about having a plan for a 4 bedroom duplex, and a guide like this to help with the building process. Thanks. Chris

  11. Please Can I have standard 4 bedroom duplex on a half plot of 120×30.and still have space for 2 car park and a security House?

  12. Thanks so much for this elaborate piece of education. It has clearly given me an idea and incite of the way to go about it with my intended building project back in my village. I just recently acquired a land 110 by 55 and would like to know if i can be able to build a standard 6 bedroom duplex on it and still have enough space for gate house and a parking lot. And if you don’t mind can I see any 3D sample of 5/6 bedroom duplex and possible contact of your engineers, I’ll really appreciate it.

  13. This in-depth eye opening revelation is awesome for both past and intending home owners. May God continue to increase you in all ramifications of life 👏🏽👏🏽. As for the critics that unprofessionally dropped his details in another colleagues blog to get clients is just desperate. There is also one Arch. That drop 100% of his 3D designs and almost 65% of his preview floor plans in his nairaland handle and Facebook page. Other colleges attacks him because of the preview floor plans that has no dimensions. He took nairaland by storm just because of his selling point strategy being the no dimension preview floor plans. So my brother, never allow any sadists to talk you down, keep up the good work you have started. Not even the sky can be your limit. Hoping to work with you too in my next project.
    08038477347, I will like a variation of 4 bedroom bungalow and duplex 3D mostly contemporary style. Will go into detail when you chat me up. Thanks once again brother.

  14. Samuel Olalekan Ajayi

    This is great info. For me. It has reduced my mental stress indeed. I really appreciate thearchitect.com.ng. this is the most explicit analysis I have ever seen on net. Thank for this hard work you have taking your time to do. Cudos.

  15. This is a professional at work. Detailed oriented and full of professionalism.

    I will be contacting you sooner. As long as your engineers are ready to put down their masterpiece signature at my village in Afikpo. Ebonyi state.

    For those your unprofessional colleagues, please create your own site and stop hating.
    Thank you so much engineer while I looking forward to seeing you in Afikpo as soon as the lockdown is over.

  16. CYRIL OBAZUAYE

    Great article.
    Well written, and devoid of any grammatical or calculation-al error which shows that the writer is well educated and knowledgeable in his or her craft.
    I am currently building a five bedroom duplex and a BQ that contains two flats, and I was worried about the costs so far which is why I googled it and found this article which has greatly enlightened me and eased my worries.
    A million thanks to the author of this article. If I had found this article before I started building, I would’ve hired you for sure. 100%. 👍🏿👏🏿👏🏿👏🏿👍🏿

    Cyril from America.

  17. This is the most insightful article on this subject, and I’ve read quire a number. Your professionalism is second to none. Looking forward to doing business with you in no distant time.

  18. Destiny Anthony

    I appreciate the work done here. The cost aside, the step by step guide is very much enlightening. Nicely done

  19. Thank you for the detailed information you provided.

    Please can you send me a simple design for 4 bed room duplex that can be built with 17 million? Dry landed property.

    Thanks.

  20. you must be a great man if not you will be a great man God bless you richly such concrete information how i wish i can call you for my housing construction and supermarket construction. you are too good thank u so much sir

  21. i would strongly want to have your number so that i can contact you on whatapp or calls so that we can start working out something.

  22. good day

    Are the all the labour cost quoted inclusive of the site engineer/supervisor charges in every stage?

    1. Labour cost for work done is inclusive, but charges for the Site Engineer / Contractor is not inclusive. The consultation / Supervision fee is negotiated separately and usually falls between 20 – 30 percent of the total cost of the building. However, your negotiating skills will be tested if you want to go lower than this standard rate.

  23. This article does not only give a prospective home owner a great insight on the financial implications of building a duplex in Nigeria, it also helps the prospective home owner understand each step involve in a project of such magnitude. And this truer especially for people living abroad because it provide complete view of what to expect and what to question when the need arises. I appreciate the author of this article, especially given the volunteer nature of it.

  24. Thank you very much for this wonderful article. I am glad to come across this site…..it is such an educating one. But please, is it possible to build a standard 4 bedroom duplex in 1 plot of land with car park, security house and a swimming pool? Please kindly give me the 3D photograph design you have.

    1. Yes, Mr. Chigozie. It is possible to have all of this on a plot of land. As regards sending you a 3D design, it may not help you in making a decision as every client has a unique specification with respect to the design they want. Your specification should be your guide to achieving what you want. Any architect can prepare a design using those specifications you have given. If you engage us in preparing a design for you, be rest assured that any changes you want on the initial sketch would be effected until you are ok with the final outcome. This is a better approach than requesting for 3D samples as those samples can only give you information on aesthetics and not the interior spacing. If that is what you want, we would be glad to send you pictures. Kindly send me a message on WhatsApp via the number +2348060244163

  25. Hi
    Well done job, pls I will like to reach u through Watssap. I have something to discuss with u, my Watsapp number 0806 779 3491 or u can send me urs.
    Thanks

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