Estimated Cost of Building A 4 Bedroom Duplex in Nigeria 2020(UPDATED)

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.

So you can be well inform on building a house.

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 that I posted earlier. 

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
• Cost of Foundation
• Material Requirements for Setting-out with profiles
• Material Requirements for Digging / Excavation
• Material Requirements for Earthwork Support For Strip Foundation
• Material Requirements for Anti termite treatment of wood
• Material Requirements for Damp Proof Membrane
• Material Requirements for Concrete work / Blinding
• Material Requirements for Concrete Columns Footing (Foundation Footing)
• Material Requirements for Concrete Columns Base
• Material Requirements for Concrete Columns in Foundation
• Material Requirements for Laying Foundation Blocks
• Material Requirements for Earthwork / Backfilling
• Material Requirements for Ground Floor Slab
• Cost of Construction From Damp Proof Course (D.P.C) To Lintel Level
• Material Requirements for Columns (Ground floor to the First Floor)
• Material Requirements for Beams (Ground floor to the First Floor)
• Material Requirements and Labour for Blockwork (Ground Floor to the First Floor)
• Material Requirement for Lintel Casting
• Cost of First Floor Decking Stage
• Cost of Staircase Stage
• Cost of Roofing Duplex Stage
• Material Requirements for Roofing
• Cost of Finishing Stage
• Material Requirements for Tiling works (Ground – First floor)
• Material Requirements for Floor Screeding (Ground – First floor)
• Material Requirements for Wall Plastering (Ground – First floor)
• Material Requirements for Wall Tiling (Ground – First floor)
• Material Requirements for Screeded Backing (Ground – First floor)
• Material Requirements for Ceiling Works (First floor)
• Material Requirements for Painting (All floors)

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 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.

The design is a very simple one with an aesthetically conscious approach. 

It depends on the location, other locations can give you N15 million to N20 million.

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.

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