Cost of Building a 4 Bedroom Duplex in Nigeria 2023 (Updated)

Cost of Building a 4 Bedroom Duplex in Nigeria 2023 (Updated)

Cost of Building a 4 Bedroom Duplex in Nigeria 2023 (Updated)

  • Posted by Ikenna N.
  • On May 23, 2023
  • 134 Comments
  • Buildings, Bungalow, Duplex, House, Prices

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 would 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 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.

It may cost you more or less when building your own duplex in Nigeria because of the various factors listed above. 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.

Table of Contents

Cost of Building a Duplex in Nigeria 2023 (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 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 break down the construction process into stages. This is the norm and is actually helpful in planning 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 regarding 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 800.00 each = NGN 21,600.00
  • 11 nos length – 2″ x 2” x 3.60m for bracing @ NGN 600.00 each = NGN 6,600.00
  • Nail various Sizes (3″, 4″ & 5″ Sizes) – 1 bag @ NGN 9,000.00
  • Labour for fixing Earthwork support – NGN 40,500.00

The estimated cost of Earthwork support = NGN 135,300.

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
  • Labour = NGN 20,000

Estimated cost of Anti Termite treatment = NGN 49,200.

Material Requirements for Damp Proof Membrane

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

The estimated cost of the Damp-proof Membrane = NGN 5,000.

Material Requirements for Concrete work / 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.

  • 74 bags of cement @ NGN 4,600 each = NGN 340,400
  • 28 tonnes of sand x 2 @ NGN 70,000 per 20 tonne = NGN 140,000
  • 26 tonnes of Granite @ NGN 7,000 per tonne = NGN 182,000
  • We don’t need reinforcements (Iron bars) because the soil is good, firm, and dry.
  • Litres of water as needed.
  • Labour @ NGN 700 per cement bag = NGN 51,800

Estimated cost of concrete work / Blinding = NGN 714,200.

Material Requirements for Concrete Columns Footing (Foundation Footing)

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

  • 122 bags of cement @ NGN 4,600 each = NGN 561,200
  • 45 tonnes of sand @ NGN 3,500 per ton = NGN 157,500
  • 42 tonnes of granite @ NGN 7,000 per ton = NGN 294,000
  • Labour for casting concrete @ NGN 700 per cement bag = NGN 85,400

Estimated cost of Foundation footing = NGN 1,098,100.

Material Requirements for Concrete Columns Base

  • 96 bags of cement @ NGN 4,600 each = NGN 441,600
  • 26 tonnes of sand @ NGN 3,500 per ton = NGN 91,000
  • 24 tonnes of granite @ NGN 7,000 per ton = NGN 168,000
  • 36 nos length – 12mm steel Reinforcements @ NGN 1,800 each = NGN 64,800
  • Binding wire (25kg/roll)—NGN 2,565
  • Labour for casting concrete @ NGN 700 per cement bag–NGN 67,200
  • Labour for Iron benders @ NGN 50 per kg= NGN 22,400

Estimated cost of Column base = NGN 857,565.

Material Requirements for Concrete Columns in Foundation

  • 10 bags of cement @ NGN 4,600 each = NGN 46,000
  • 3 tonnes of sand @ NGN 3,500 per ton = NGN 10,500
  • 2 tonnes of granite @ NGN 7,000 per ton = NGN 14,000
  • Labour for casting concrete @ NGN 700 per cement bag = NGN 7,000
  • 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 9,000.00
  • Labour for Carpenter on formwork @ NGN 500 per m2 = NGN 15,000
  • 15 nos length – 10mm steel Reinforcements @ NGN 1,200 each = NGN 18,000
  • 16 nos length – 16mm steel Reinforcements @ NGN 3,200 each = NGN 51,200
  • Binding wire (25kg/roll) = NGN 2,565
  • Labour for Iron benders @ NGN 50 per kg= NGN 19,250

Estimated cost of Columns in foundation = NGN 223,715.

Material Requirements for Laying Foundation Blocks

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

  • 19 bags of cement @ NGN 4,600 each = NGN 87,400
  • 5 tonnes of sand @ NGN 3,500 per ton = NGN 17,500
  • 1180 pieces of 9-inch vibrated blocks (including 10 percent wastage) @ NGN 200 each =
    NGN 236,000
  • 24 bags of cement @ NGN 4,600 each = NGN 110,400
  • 10 tonnes of sand @ NGN 3,500 per ton = NGN 35,000
  • 9 tonnes of granite @ NGN 7,000 per ton = NGN 63,000
  • Labour for concrete filling = NGN 9,500
  • Labour for block work @ NGN 45 per block = NGN 53,100

The estimated cost of laying foundation blocks = NGN 611,900.

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 50,000 per trip = NGN 200,000
  • Labour for laying of hardcore = NGN 40,000

The estimated cost of backfilling = NGN 355,250.

Material Requirements for Ground Floor Slab

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

  • 204 bags of Cement @ NGN 4,600 each = NGN 938,400
  • 54 tons Stone dust @ NGN 3,500 per ton = NGN 190,400
  • 51 tons Granite @ NGN 7,000 per ton = NGN 357,000
  • Labour for casting @ NGN 700 per cement bag = NGN 142,800
  • 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 9,000
  • Labour Carpenter on formwork @ NGN 500 per m2 = NGN 6,300
  • 7 Roll BRC Mesh Ref 142 (15m x 2.1m) @ 18,000 per roll = NGN 126,000

Estimated cost of flooring = NGN 1,784,300.

Total Estimated Cost for this stage = NGN 6,033,702

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 4,600 per bag = NGN 368,000
  • 21 tons Stone dust @ NGN 3,500 per ton = NGN 73,500
  • 20 tons Granite @ NGN 7,000 per ton = NGN 140,000
  • Labour for casting Concrete @ NGN 700 per cement bag = NGN 56,000.
  • 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 9,000 per bag = NGN 27,000
  • Labour for Carpenter on formwork @ NGN 500 per m2 = NGN 115,500
  • 130 nos length 10mm diameter @ NGN 1,200 = NGN 156,000
  • 101 nos length 16mm diameter @ NGN 3,200 = NGN 323,200
  • Binding Wire (25kg / roll) = NGN 19,035
  • Labour for Iron benders on reinforcement @ NGN 50 per kg = NGN 140,850

Estimated cost of concrete columns for all floors = NGN 1,675,885.

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

Beams mix ratio (1: 2: 4)

  • 113 bags of Cement @ NGN 4,600 per bag = NGN 519,800
  • 30 tons Stone dust @ NGN 3,500 per ton = NGN 105,000
  • 28 tons Granite @ NGN 7,000 per ton = NGN 196,000
  • Labour for casting Concrete @ NGN 700 per cement bag = NGN 79,100.
  • 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 9,000 per bag = NGN 27,000
  • Labour for Carpenter on formwork = NGN 133,575
  • 18 nos length 10mm diameter @ NGN 1,200 = NGN 21,600
  • 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 2,003,405.

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

  • 9200pcs of 9-inch stone dust vibrated blocks @ NGN 200 each = NGN 1,840,000
  • 38 tons of sharp sand @ NGN 3,500 per ton = NGN 133,000
  • 148 bags of cement @ NGN 4,600 = NGN 680,800
  • Labour @ NGN 50 per block = NGN 414,000

Estimated cost of block work = NGN 3,067,800.

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.

  • 42 bags of Cement @ NGN 4,600 per bag = NGN 193,200
  • 11 tons stone dust @ NGN 3,500 per ton = NGN 39,200
  • 11 tons Granite @ NGN 7,000 = NGN 77,000
  • Labour for casting Concrete @ NGN 700 per cement bag = NGN 29,400
  • 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 9,000
  • Labour Carpenter on formwork = NGN 46,500
  • 46 nos length 10mm diameter @ NGN 1,200 = NGN 55,200
  • 48 nos length 12mm diameter @ NGN 1,800 = NGN 86,400
  • Binding Wire (25kg / roll) = NGN 5,670
  • Labour Iron benders on reinforcement = NGN 41,600

Estimated cost of the lintel level = NGN 720,570

Estimated Total Cost for this stage = NGN 7,467,660.

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.

  • 104 bags of Cement @ NGN 4,600 = NGN 478,400
  • 28 tons Sharp sand @ NGN 3,500.00 = NGN 98,000
  • 26 tons Granite @ NGN 7,000 = NGN 182,000
  • Labour for casting Concrete = NGN 72,800
  • 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 9,000 = NGN 18,000
  • Labour Carpenter on formwork = NGN 99,000
  • 50 nos length 10mm diameter @ NGN 1,200 = NGN 60,000
  • 81 nos 12mm diameter @ NGN 1,800 = NGN 145,800
  • 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 2,887,575.

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.

  • 13 bags of Cement @ NGN 4,600 each = NGN 59,800
  • 3 tons Sharp sand @ NGN 3,500 = NGN 10,500
  • 3 tons Granite @ NGN 7,000 = NGN 21,000
  • Labour for casting Concrete = NGN 9,100
  • 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 108,000
  • 119 nos length 2” x 2″ x 3.6m @ NGN 350 each = NGN 41,650
  • Nail various Sizes (3″, 4″ & 5″ Sizes) = NGN 1200
  • Labour Carpenter on formwork = NGN 5,400
  • 31 nos length 12mm diameter @ NGN 1,800 = NGN 55,800
  • Binding Wire (25kg / roll) = NGN 2,295
  • Labour Iron benders on reinforcement = NGN 16,200

Estimated Total Cost for this stage = NGN 342,945.

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 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 regarding 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 m2 = NGN 772,800
  • 1820 nos Ditto skirting tiles @ NGN 27 = NGN 49,140
  • 55 bags of Cement for fixing tiles @ NGN 4,600 = NGN 253,000
  • Labour Tiling = NGN 120,000

Material Requirements for Floor Screeding (Ground – First floor)

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

  • 97 bags of Cement @ NGN 4,600 = NGN 446,200
  • 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 screed bed Cement & Sand (1:4)

  • 191 bags of Cement @ NGN 4,600 = NGN 878,600
  • 20 tons Stone dust @ NGN 3,500 per ton = NGN 70,000
  • 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 Screed Backing (Ground – First floor)

Screed backing (wall)

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

  • 22 bags of Cement @ NGN 4,600 each = NGN 101,200
  • 5 ton Sand @ NGN 3,500 = NGN 17,500
  • Labour for screeding = NGN 64,750

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 450,000

Material Requirements for Painting (All floors)

  • 26 drums Dulux Emulsion / Texcote paint (20Litres Drum) @ NGN 20,000 per drum = NGN 520,000
  • Labour for Painting = NGN 184,000

Estimated Total Cost for this stage = NGN 5,334,502.

Grand Total

  • Cost of Foundation Stage = NGN 6,033,702
  • Cost of Construction (D.P.C) To Lintel Level (Ground, 1st, 2nd Floor) = NGN 7,467,660
  • The Cost of First Floor Decking Stage = NGN 2,887,575
  • Estimated Cost of Staircase Stage = NGN 342,945
  • Cost of Roofing Stage = NGN 918,300
  • Cost of Finishing Stage = NGN 5,334,502
  • Add lump sum for Electricals, Plumbing, fittings, Septic tank = NGN 5,000,000

= NGN 27,984,684

Cost of Building a 4 bedroom duplex in Nigeria 2023 – NGN 27,984,684 

As you can see from the calculations, we arrived at a total cost of building a 4 bedroom duplex in Nigeria, which is almost NGN 28,000,000. 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 percent. 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 include 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 provided for. 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

Please share this article if you find it helpful.

 

134 Comments

Engr EhiJeff
Thank you Ikezudon for all that you do. Even though some may disagree with your submission based on some insignificant differences, trust me, a vast majority of of us who have compared with other BOQ are in agreement with your submission (which is an estimate BOQ as you tagged it) and the follow up responses. Continue to do all that you do. May God cause His face to shine upon you. Stay blessed.
Zahara
What about a 7 bedroom duplex in Lokoja.
Zahi Rabahieh
This is a joke, these costs are probably from year 2010
Ejiofor Ozoagu
Hi Ikenna, Can you modify your article to suit that of a 5-bedroom Bungalow (modern design),4 and 1/2 bathrooms, two-car garage? Thanks, Ejor.
Paschal
My name is Paschal This is wonderful. I will like to know your location Watsap me on 08037500117
Samuel
I'm really amazed with this I we like to hire an architect
Dada
This is a poorly written article. Start by mentioning the total cost of building first, then break it down. That way, a reader who just wants to know the cost but doesn't want to read can walk away after seeing the total. Or they can dig deep to see the break down.
    Ikenna N.
    What’s the use of an estimate that has no breakdown? If you need just final numbers, there are other pages you can get that from. Do not make light of hard work because it doesn’t suit you.
Adenekan Nurudeen Abiodun
Thanks for the information technology, its serve as guide for planning of personal housing projects.
Fidelis Nonso
Thanks for that Sir u did a very good job here Sir please what is the estimate to build a 3bedroom terrace duplex
How much will it cost me for decking and floor work of 4 bedroom in port harcourt and how much for the plan
Thank you for this...
Hamzat El-Moshood
Nice Job. This can guide for a good budget planning. For people that are arguing for one reason or the other, this is just an estimate please.
Diboh
Can u link me with a good contractor that can use the above estimates?. Contact me for further details.
    Ikenna N.
    Hi there! The estimate contained in this publication is for a unique design that was not uploaded. However, we can tailor a design to suit your budget. You can reach us via the email thearchitectnig@gmail.com, or voice calls and WhatsApp on +2348060244163. Regards
      Mr. P
      Hi, I didn't see piping, internal electrical wiring. Also, what's the percentage increase on this cost if I want to build ab5 bedroom duplex?
        Ikenna N.
        M&E works are included as lump sums. You can find them at the bottom of the article. For a 5 bedroom duplex, estimates wouldn't go up on a percentage basis. Only completed designs will give you a true picture of costs.
Price of Building Materials in Nigeria - 2022 - Hamborg Properties
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Adeniyi Sunday
Kindly send us a DM (royalhillng@gmail.com or 07032414883 for our welding and iron bending services at business friendly prices.
Michael
Is there no concrete facia (parapet) on the duplex because the cost of concre facia is not in your BOQ Thanks
Okechukwu Izeogu
Hello, Very well articulated and as you stated earlier, details here are specific to a particular project and prices vary according to individual projects with peculiar constraints. It would have been further helpful had you given an idea of the total floor area of the building to ascertain the cost per square meter of the construction which forms an acceptable rule of thumb. That stated, your effort is probably the most detailed I've ever come across online and to that, I say very well done. Cheers.
    Nelson Nwachukwu
    In fact, You've asked my question. Please help us with the total square meters of this estimation. Thanks
Olaide Samuel
What type of foundation can one use at Lekki-Ajah to build bungalow, Duplex and four storey of 2 flats (3 bedroom) on each floor.
    Ikenna N.
    Hi Samuel, Only a soil test can tell you the range of options for a foundation. However, due to the nature of the soil composition around the Lekki axis (ocean in front, Lagoon behind), raft and pile foundation is predominantly common in the area.
Abraham
Thanks for this. It gives ideal of what it would cost to build such. Please, for a twin duplex of the same specification, what percentage of this cost do I need to add to build the two?
    Ikenna N.
    Hi Abraham, This will be updated shortly.
Advocate
9200 blocks (9 inches) for block work of the ground floor? Haba...2500 blocks will even be too much for the ground floor aside foundation. Moreover your foundation expenses is exaggerated if building on a dry land...why 2 by 3 wood for decking when bamboo is available...
Dr. Okere Princewill
I really appreciate this cost estimate, as it has given me an insight of what it will take averagely to execute such a project given my income.
Victor Akara
An amazing display of professionalism. Good write-up
Chris Martins
Also a plan will be good to add
Chris Martins
Thank you for this information, I have 600sqm in Abuja and want a 5 bedroom duplex with Study and mini gym, can you advise and give me quote on how much it will cost. reply to my email.
ADEMOLA MD YUSUF
I AM A VICTIM OF UNSPEAKCABLE TRAUMA...Homeless from JOS! Now in Ogbomoso...I need building plan of 2 bed room duplex/or ground floor of full plan design...fancialy low any angles Nigeria,GOD bless u all...this request could to my email:station1net@gmail.com.for sake of roof upon my kids...helpout ,homeless father +2348031311638:...hny 2021
Ademola MD Yusuf
Thank you, all i have been educated!
Ade Arogundade
I thought you promised to publish an update. The information here seems out of date. Please, do it as soon as possible. Otherwise, hundreds of people might be misinformed. Thank you
MOSES
Thanks my dear. You did a great job here. At least I have gotten an idea keep it up and remain honest to people God will help you get a lot of jobs from this your site mostly from people in diaspora your network here is honest!!HONEST!! HONEST!! THANKS AGAIN FOR YOUR HARD WORK
Ade Arogundade
Dear Ikezudon Very many thanks for this great job! Almighty God will continue to bless the work of your hands I want to find out from you if you have indeed published an update to this article. You were going to do it for the year 2020. Now, 2021 is barely less than few weeks away. You will agree with me that there have been changes in prices of the items. I am sure there are many of us that the update will benefit tremendously Thank you for your help Ade
    Nnaemeka Madubuko
    Looking at your estimates, you're going to require roughly 10,500 blocks for a 4 bedroom dupex? Your estimate on cement is 1,620 bags, for a 4 bedroom dupex, On a dry land ? 10,500 blocks, and 1,620 bags of cement for a 4 bedroom dupex. Very funny indeed
Musah
Mr Oladipo , please which area or state did you build a 4 bed duplex for 10m plus. Is it lagos or abuja?
Douglas
Nice way to explain. Thanks a lot Sir. Any info on the 2020 price update yet?
MIKE
Thanks brother
MIKE
Thanks so much for your online assistance here. Please, with your experience, When do you think it's more expensive to build? Rainy or dry season?. How about December and January? Is there any negative effect of building during harmattan period?
    Ikenna N.
    Hi Mike, Cost-wise, there's a little marginal difference when carrying out your project in both seasons. You'd have to ensure adequate protection of materials from the climate conditions.
Kolawole Luke
You really did a great job sir please I need some design for 3,4, bedroom
Ozor
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
SAMUEL ADASHO
Thank you very much, your work is very insightful,keep it up.
Engr Abdulmumeen Abdulwasiu
This was Helpfully. Thanks.
Chris
This is a good one. Pls I need a simple design for 5bedroom bungalow.
Chi Gozie
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.
    Ikenna N.
    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
      John Nwokpe
      Ikenna please I wan't to find out from you if 15 million can complete the finishing of a 6 bed room duplex already completed to roofing stage.
John
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.
chinelo rose
good day Are the all the labour cost quoted inclusive of the site engineer/supervisor charges in every stage?
    Ikenna N.
    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.
pius humba
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.
pius humba
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
Famous
A great analysis. Worth being paid for. God bless you richly.
    Akoko
    The author is a great guy.
Chidozie
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.
Destiny Anthony
I appreciate the work done here. The cost aside, the step by step guide is very much enlightening. Nicely done
Uchay
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.
Tim
Thanks for the informative write-up sir. It's well appreciated.
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.
    martez
    hi cyril , please can you give me ur whatsapp number ? or means of contacting you , i will be building a 5 bedroom duplex and a bq soon, please i will like is to converse .. thnks
Nnanna
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.
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.
Abiye
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.
UCHE S. BENSON
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.
Thomas Ifan
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?
Thomas Ifan
Please Can I have standard 4 bedroom duplex on a half plot of 120x30.and still have space for 2 car park and a security House?
    Ikenna N.
    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
      Chris
      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
        Ikenna N.
        Thank you Chris. You can contact me on this number - +2348060244163. Regards
      Dian
      Hi thank you so much for this analysis i have been looking for this for a while now..pls email me on a 4 or 5 bedroom duplex design ...
Ify
Very educative sir, pls what kind of building will 5m naira build for me and can you show me a design. Ifyasi2@yahoo.com
    Ikenna N.
    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.
King David
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
    Ikenna N.
    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
Isaa
Hiya, could you drop me a 4 bedroom design. Isaaoladeji@hotmail.com
You have done well
You have done well, Thanks.
Isaac Jacob
Can I use 17m to build a 3 Bedroom duplex with quality finishing in ibeju Lekki. Please send me an answer to isaacjacob12@yahoo.com
    Ikenna N.
    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.
shola
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.
    Ikenna N.
    Thank you Mr. Shola for your kind comments. We would continue to give out the information we can.
    Chi chi
    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.
Dominic
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
lisa
any idea what the current pricing are for these stages in 2020
    Ikenna N.
    Will review the prices as soon as possible for 2020. Regards
      Ige
      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.
        Ige
        Kindly reach me on ifesoye200@yahoo.com
Kingsley
Pls I need to see the pictures
kingsley
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.
Bizon
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.
    ikezudon
    Kindly provide your email sir so I can send you some design thoughts. Regards
      katchy
      send some designs pls
      Princess
      Please send to me too. Do you handle projects in Owerri Imo State?.
        Ikenna N.
        Yes. We handle projects anywhere in the federation. All you have to do is send us an email to thearchitectnig@gmail.com
      Chidozie
      Sir I need a design for 4 bedroom duplex send it to chidozie_sunday1@yahoo.com thanks
      Ndabuk Robert
      Please send me some designs plan an building for 3 bedroom duplex
        Ikenna N.
        Hi there, Mr Robert. You can as well send us your specifications on what you want via email thearchitectnig@gmail.com
      Obi
      Obicharlesife@gmail.com please send the five bedroom 3d pics to this email. I appreciate your. Same desire as the commentator abovr
anonymous
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
    ikezudon
    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.
Chris
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.
    ikezudon
    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
      Achile opaluwa
      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.
        Monday Omokaro
        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.
      Kingsley
      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
PAUL DAVID
This depends on what you want and taste, it could cost you far above 25m or even less than what we saw
    ikezudon
    Of course. Every design costs more or less the amount here. This is just a guide with the simplest of designs.
      MIKE
      With your experience, When is it more expensive to build? Rainy or dry season. How about December and January?
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

    ikezudon
    It is our pleasure
      Anonymous

      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

        ikezudon
        You are right Sir. This is just a guide and was done a while back. I will update this ASAP!
          Mall
          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
          ify
          I would like to know the current cost pls
            ikezudon
            The current cost is affected by your design. If you do not have one, contact us via mail at thearchitectnig@gmail.com or call +2348060244163.
          Rich
          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.
          M I S
          Rich,here is the number,+2349094054320
          Octi
          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
            Ikenna N.
            You can reach me at +2348060244163. This is also my Whatsapp number.
          Jude
          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
          Martin
          Please can u make an update am about to undergo a building construction and might need guide
      Oladipo Emmanuel
      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
        ikezudon
        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.
          Reuben Dickson
          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.
          Cool
          Thanks my dear. You did a great job here. At least I have gotten an idea of how the system works.
        Terry
        HELLO, MIND DOING AN APPRAISAL OF THIS AT CURRENT MARKET PRICES AND SENDING SAME TO eoket1776@gmail.com ?
        Clement
        Good job,
Sharjah

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!

    Darlington Nwankwo
    Lhello
    MICHAEL
    Hello, good work overall. Please keep it up. But I noticed the cost of windows and doors are not included. Please note.
Anonymous
I disagree with your calculation, how can you use less than 1m for the decking.
    ikezudon
    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.

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