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Cost of building a 3 bedroom flats/bungalow in Nigeria 2020

Cost of building a 3 bedroom flats/bungalow in Nigeria 2020

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What is the cost of building a 3 bedroom flats/bungalow?

Getting the actual cost of building a 3 bedroom flats/bungalow may be a little difficult because of some factors involve, such as location, the quality of material, cost of labor, and many more.

However, I have written down an estimated cost of building a 3 bedroom flats/bungalow in Lagos Nigeria.

Please Note: The cost of land to be used is not included in this estimated cost, I suppose you already have land. Meanwhile, you can get a plot of land at the cost of ₦400,000 to 15,000,000 depending on the location, plot size, condition of the land, and the title document.

If you are looking for a genuine land with title documents, feel free to check out our landed properties.

Land for sale in Lekki Ajah

Building plan approval

Building Plan Approval

Before erecting a building in a land, it is customary that you obtain a building plan approval from the appropriate bodies. The cost of getting a building plan and the cost of approval will not be discussed here.

If you need the service of our in-house and experienced Architect and Engineer for your building plan approval, contact us. Or you want to know the process of getting your building plan approval in Lagos, read this article.

Please note: The cost varies from location to location.

Affordable Houses in Lekki

How to calculate the cost of labor for block setting

If the average cost per 6″ block is ₦200 naira the cost of setting one block should be between 75 – 100 naira.

To calculate the cost of Setting 5000 blocks for a bungalow is as follows:

For a minimum of 75 naira, you have 75 x 5000 = ₦375,000
For a maximum of 100 naira,  you have 100 x 5000 = ₦500,000

The above calculations will help to make a better decision when negotiating.

Land for sale in Abuja

How to calculate the quantity of cement needed for block setting

The mixing of 2 bags of cement (50kg/bag) will amount to 12 head pans of sand, which will in return gives a total set of 100 blocks.

To calculate for 5000 blocks

2 bags of cement = 100 blocks
X bags of cement = 5000 blocks

Hence, X = (2 x 5000)/100 = 100. That is to say 100 bags of cement is required to set 5000 blocks.

4 Bedroom Semi-Detached Duplex with BQ, Lekki Properties

Bill of quantity for a 3 bedroom flats/bungalow in Nigeria 2020

Foundation level

Land for sale in Ibeju Lekki

Total Estimated cost of a foundation for 3 bedrooms flat  = ₦2,116,500

The breakdowns are as follows:
Please Note: All these prices vary from location to location. Also, these prices are the estimated current price in Lagos Nigeria

  • Blocks: About two thousand (2000) pieces of blocks will be needed. It comes in 9 inches or 6-inch size. Cost per 9″ ₦230, and Cost per 6″ ₦
    Therefore, the cost for 2000 pieces will be 230 *2000 = ₦460000
  • Stones for foundation casting: About two(2) trips of stones will be needed for foundation casting. Cost of one(1) trip of stone for foundation casting, that is 30tons trailer (full) is ₦165, 000
    Therefore, the cost of two trips will be 165,000 * 2 = ₦330000
  • Sand: About five(5) trips of sand will be needed. The cost of one(1) trip of sand is ₦55,000.
    Therefore, cost for five(5) trips will be 55,000 * 5 = ₦275000
  • Stones for the German floor: About three(3) trips of stone for the German floor will be needed. The cost of one(1) trip of stone for German floor is ₦165, 000.
    Hence, cost of three(3) trips will be 165,000 * 3 = ₦495000
  • Cement: About 30 bags of cement (Dangote 42.5) for block work and another 50 bags for German flooring will be needed. The cost per bag is 2600.
    Consequently, cost for 80 bags will be 2600 * 80 = ₦208000
  • Planks: cost is as follows
    1 x 12 = ₦1, 200
    2 x 3 = ₦300
    2 x 4 = ₦400
    Estimated cost to be spend is ₦10,000
  • Nails: two to 3 bags will be needed. The cost per bag is ₦7, 500. In summary, cos for 3 bags will be 7,500 * 3 = ₦22500
  • Cost of labor: Estimated cost of labor for foundation = ₦240000
  • Red soil for filling of foundation: one to two trips of red soil will be needed. Cost per trip (i.e 20 tons) is ₦38, 000.
    Therefore, cost for two(2) trips will be 38,000 * 2 = ₦76,000

Please note: This cost depends on the land topography. But if you dig the toilet reservoir (soakaway) first, and use the removed soil to fill the foundation, this will reduce the amount of red soil you will have to buy.

3/4 Bedroom Terraced House For Sale in Lekki Lagos Nigeria

Blockwork to roofing level:

Total cost for block work:1,665,000

The breakdowns are as follows:

  • Blocks: About four thousand (4000) pieces of blocks will be needed. Cost per 9″ ₦230, and Cost per 6″ ₦
    Therefore, the estimated cost of 4000 pieces of blocks will be 4000 * 200 = ₦80,000
  • Sand for block work: 6 trips of sand for block work and linter casting will be needed. The cost of one(1) trip of sand is ₦55,000.
    Therefore, cost for six(6) trips will be 55,000 * 6 = ₦330,000
  • Stone for casting: 3 trips of stone for casting will be needed. The cost of one(1) trip of stone for casting, that is 30tons trailer (full) is ₦165, 000.
    Hence, cost for three trips will be 165,000 *3 = ₦495,000
  • Plank and other accessories: will be needed for linter level casting. Depending on the house design, the estimated cost to spend is ₦20,000
  • Cement: About 100 bags of cement will be needed. The cost per bag is ₦2600.
    Hence, total cost for 100 bags will be 100 * 2600 = ₦260,000
  • Labor cost: Estimated cost for labor: ₦480,000.

4 bedroom semi-detached residential apartments in estate Lekki, Lagos

Roofing work

cost of roofing a 3 bedroom flat in Nigeria

The total cost of roofing work is:1,550,000

The breakdowns are as follows

  • Wood for roofing: The estimated cost of wood for roofing is ₦600,000 although it depends on the style.
  • Carpenters work: Estimated Cost of carpenters work is ₦250,000
  • Aluminum roofing: The estimated cost of aluminum roofing and cost of mounting aluminum is ₦700,000 although it depends on the roofing style and choice of aluminum sheet.

Doors and Frames & Aluminum windows and burglary frames

Total cost of Doors and Frames & Aluminum windows and burglary frames = 798000

The breakdown is as follows

  • Doors: For 3 bedroom flat about 9 to 12 doors will be needed, though it depends on the design. The estimated cost per door is ₦9000.
    Hence, cost for 12 doors will be 9000 * 12 = ₦108,000
  • Windows: For 3 bedroom about 12 to 20 windows will be needed, although it depends on the design too. Estimated cost for all window ₦400,000 also estimated cost of Frame burglary proof ₦90,000
  • Labor cost: estimated cost of labor ₦200,000

Read: Role of a quantity surveyor in construction project

Electrical and plumbing work

The total cost of electrical and plumbing work = 300,000

The cost of electrical and plumbing work depends on the design of the building.
The estimated cost of material and labor work is ₦300,000

Plastering

The estimated total cost of Plastering = 685,000

The breakdowns are as follows

  • Cement: About 100 bags of cement will be needed. Cost per bag is ₦ Hence, the total cost for 100 bags will be 100 * 2600 = ₦260,000
  • Sand: About five(5) trips of sand will be needed also for plastering. The cost of one(1) trip of sand is ₦55,000.
    Therefore, cost for five(5) trips will be 55,000 * 5 = ₦275000
  • Labor: estimated cost of labor: ₦150000.

Read: How to build a house on a small budget in Nigeria

Fencing

Estimated total cost of fencing = 1,010,000

The breakdowns are as follows

  • Block: Importantly, the cost of fencing is measured by a plot of land. About five thousand (5000) pieces of blocks will be required for a plot of land. Cost per 9″ is ₦230, and Cost per 6″ is ₦
    Therefore, the estimated cost of 5000 pieces of blocks will be 5000 * 200 = ₦100,000
  • Cement: 100 bags will be needed for block work and plastering. Cost per bag is ₦
    Hence, total cost for 100 bags will be 100 * 2600 = ₦260,000
  • Gate: estimated cost of simple design gate = ₦50000
  • Labor: estimated cost of labor = ₦600,000

Tires, internal finishing, and painting

The estimated total cost of tires, internal finishing, and painting = 550,000

The breakdowns are as follows:

  • The cost of tires, internal finishing, and painting will also be determined by the drawing.
    The estimated cost is ₦400,000
  • Labor:
    The estimated cost of labor for tires, internal finishing, and painting = ₦150,000

Read: Documents Required for Building Plan Approval

Conclusion

From the above calculation, the estimated total amount required to build a 3 bedroom flats/bungalow in Lagos Nigeria is 8,674,500. Meanwhile is essential to budget for other miscellaneous expenses.

I must say this estimated cost varies from one place to another for example if you were to build 3 bedroom bungalow in Victoria Island Lagos, the cost of building is not going to be the same if you are to build the same in Ikorodu area of Lagos. This is as a result of labor cost, cost of materials, and even cost of land.

However, the good news is that you can build it at your own pace, you must not have the whole money at once rather you can build it as the money comes in.

If you need the services of an experienced Architect and Certified Engineer for your building construction Project. Also the services of the Quantity surveyor (QS). Get in touch with us today.

Important tips about buying of Land

What to know before buying land in Nigeria: Don't Be A Victim

Do You Know That:

  1. Buying a Land that is believed to be “free” but it has no Certificate of Occupancy or Governors Consent or Gazette / Excision is a gamble?
  2. If the Title of a Land is defective, whoever buys a House built on such a Land is merely a tenant at the mercy of the true Owner with a valid legal Title to the Land? The Legal Maxim: “quicquid plantatur solo, solo cedit” in very instructive. It simply means that whatever is affixed or planted to a land belongs to the land.
  3. Buying a Land with “Gazette in Process” and “Excision in View” or “File Numbers” is an unsecured investment? This is a commonly used scam/trick by real estate development companies in Lagos, Nigeria.
  4. There are cases where fraudulent Sellers present cloned Certificate of Occupancy or Registered Titles, alongside with fake or forged means of identification?
  5. In a situation where a property is owned by a Corporate Body incorporated or registered under the Companies and Allied Matters Act, Search at the Companies Registry is paramount?
  6. Without a grant of probate and /or letters of administration, no Vendor or Seller [whether family members or otherwise] possesses the requisite authority to sell the estate or property of a deceased person? Hence Search at the Probate Registry is vital.
  7. The consent of the principal members and head of the family or community to the sales transaction needs to be obtained so as not to make the sales transaction void or voidable?
  8. It is the duty of the Lawyer of the Buyer or Purchaser to prepare the Documents which includes: Contract of Sale; and Deed of Assignment; or Deed of Sub-Lease; or Deed of Conveyance; or Deed of Transfer; or Power of Attorney; as the case maybe? The rationale for which the duty of preparation of the Documents is on the Lawyer of the Buyer or Purchaser flows from the right of the Buyer or Purchase to the non-reversionary interest of the property.
  9. If there is litigation on a property, the Court may order that status quo be maintained and the person in possession would remain in possession? After making payments and executing Title Documents, a Buyer can take possession by erecting a small fence, farming on the property, putting tenants on the property, putting a security person on the property, putting construction materials on the property, etc.
  10. The Land Use Act prohibits alienation of Land without the consent of the Governor.
  11. Failure to pay stamp duty renders a title document unacceptable for registration and inadmissible in evidence in a court of law?

In conclusion
You need to know how to go about the process of buying and owning a property in Nigeria. There are several laws that govern and regulate the process. Hence, usually, it is time and capital intensive. On Property transactions, the legal maxim is appropriate: “Caveat Emptor”.

If you are the Buyer, please beware. It is not for a Seller to beware. A Buyer needs to exercise full caution and due diligence when buying a property here in Nigeria.

Meanwhile, I have written an amazing article that will also guide you on things you need to know before buying any property. Click here to read.

Some simply guide to follow on how to buy property [Land or House] in Nigeria:

  1. Identify the objectives.
  2. Conduct a physical inspection of the property.
  3. Hire professionals to conduct a property search.
  4. Documentation and payments.
  5. Take possession.
  6. Processing of governors’ consent & registration of documents with the State Government.

You may also read:

Process of obtaining building plan approval
How to Get Your Building Plan Approval in Lagos
Building Plan Approval Process in Ogun State

 

I hope you find this guide helpful. If you have any questions, feedback, corrections, and suggestions please feel free to drop them on the comment box below.


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vickysolutions

Victoria Nonye Web design, Content writer & SEO, Real Estate Consultant/Agent Email: vic4realy@yahoo.com

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