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Check the Current Cost of Building a Four-bedroom Duplex in Nigeria

The expense of building a duplex in Nigeria is the focus of this article. The article’s primary objective is to provide clients with insight into construction-related costs. The majority of the time, the property owner only visits to inspect the building and knows little about what’s going on inside.

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There are few articles on the subject, and few of them provide specifics. The entire cost of building a duplex in Nigeria can be found in this article. Also, keep in mind that the cost calculation is unique to the evaluation site.
The unique characteristics of each property include;
where the property is located.
cost of building materials in the vicinity of the site.
materials used in the construction
professional fees, which can vary.

In Nigeria, the cost of building a duplex is affected by all of these factors.
The cost of building a three-bedroom bungalow in Nigeria forms the basis of this article. This requires acquiring the necessary documents for purchasing land in Nigeria. In addition, there are steps that must be taken before the construction processes begin in Building a House in Nigeria. Architects and related building engineers are involved in these steps.
Due to the aforementioned factors, building your own duplex in Nigeria may cost more or less. However, the estimated price of building a duplex in Nigeria can be found below. The four bedrooms are the focus.

The breakdown includes the actual construction costs. Mechanical and electrical requirements, finishes, and preliminary construction steps are not included.

Check the Current Cost of Building a Four-bedroom Duplex in Nigeria

Cost of Building a Duplex in Nigeria 2022 (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

https://latestgist.org/build-house/

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.

Check the Current Cost of Building a Four-bedroom Duplex in Nigeria

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 2022 – 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 be aware that this expense generates no revenue because the unit prices of all products can be verified on the open market. If your contractor offers you something different, please keep in mind that they have increased profits in accordance with Nigeria’s construction industry norms. These profit margins range from 10% to 30%.Additionally, unit prices may vary depending on where they are available.

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

With a focus on aesthetics, the design is extremely straightforward. The price may be higher than what we have estimated for more complex designs. Regarding the furniture accessories, you have a number of choices.

A duplex can be built inexpensively in Nigeria if plans are made. You only need to follow the steps that have been laid out above.

Check the Current Cost of Building a Four-bedroom Duplex in Nigeria

Akahi Tutors: PASS AT ONCE in 2023 JAMB, Post UTME, SSCE, Pre-Degree, JUPEB & School of Nursing @ Akahi Tutors, Ile-ife. Call 08038644328

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