For which of you, intending to build a tower, does not sit down first and count the cost, whether he has enough to finish it— lest, after he has laid the foundation, and is not able to finish, all who see it begin to mock him, saying, ‘This man began to build and was not able to finish’? – Luke 14: 28 – 30
You’ve come a long way as a tenant and it’s time to build your house. You’ve started searching for designs, calculating how much you need for the project. Look no further, this post is for you.
I will try as much as possible to demystify the cost of building a house in Nigeria. It was a bit difficult getting accurate information from builders as no one will want to reveal his ‘trade secrets’. However, to help us in arriving at a good enough estimate, I sampled three cases of 3-bedroom houses built in 3 locations: Nasarawa, Lagos and Kwara. The building process will be broken into stages and the amount spent will be included.
A list of price of building materials will also be added. This is to help in cost estimates particularly since tastes are different. At the end of the post is included some additional web resources to help you in planning. But first, let us see what is involved when getting a land in Nigeria.
Buying a land
For Lagos residents, Omonilelawyer specifies some things to watch out for when buying a land. These are;
- Certificate of Occupancy
- Deed of conveyance
- Survey plan of land
The above list is so you don’t fall into the hands of land scammers. These same requirements apply all through Nigeria and it is advisable to include a lawyer in the buying process.
Land price is dependent on location. It is not out of place to see various plots of land within the same state having steep price differences. Locations on the outskirts of the city are cheaper than those in central city areas. High-brow residential areas have jaw-dropping prices while waterlogged and conflict prone areas could be cheaper. A half plot of land is enough to accommodate a 3 bedroom flat as can be seen in this project. However, we will be going with a plot of land for this post.
One plot can go for as low as ₦350,000 to as high as ₦10 million or even higher depending on the area.
Drafting your building plan
Work closely with good professionals to get this done relaying your designs for implementation. For a standard 3-bedroom house plan, design cost can range from ₦40,000 to ₦300,000.
What you need at this stage is an architect.
Price list of building materials in Nigeria
Price vary depending on location and closeness to materials. Recent increase in exchange rates has seen some prices increase over 100% of what was obtainable years ago. For materials such as cement, price is near-uniform nationwide. Below is the current price of some materials;
|Sharp sand||30 tons||35,000|
|3/8 sand||15 tons||28,000|
|Plastering sand||15 tons||28,000|
|3” granite||30 tons||220,000|
|9” block (hand mould, vibrated)||1||140, 150|
|6” block (hand mould, vibrated)||1||120, 130|
|5” block (solid)||1||140|
|2 x 2||1||270|
|2 x 3||1||370|
|2 x 4||1||470|
|2 x 6||1||700|
|3 x 4||1||700|
|1 x 12||1||1500|
For a more comprehensive list, see this 2013 price list for Lagos. Worker’s wages (AKA workmanship), varies with location and goes a long way in determining the difference in building costs. The price of labour in Abuja will be different from what is obtainable in Ikot Ekpene, Akwa Ibom state. In one of the projects sampled in this post, masons charged ₦50 per block laid. In another project, the charge was ₦40. Other workers such as carpenters, painters, labourers will have varying wages. For a guess on worker’s wages in your area, it is important to contact people around who have built recently.
I sampled three real life cases for study. All projects are 3 bedroom apartments in three different locations in Nigeria. We will use actual figures (where given) from these cases to show how much was spent in each stage of the building process.
Case 1 summary
Location: Mararaba, Nasarawa State (close to Abuja)
Building cost: ₦5,116,350 (80% completed). See Full breakdown
Case 2 summary
Location: Ajah, Lagos state
Cost of land: ₦2.5 million for a plot. Exclusive of other fees.
Building cost: About ₦7 million (95% completed)
Case 3 Summary
Location: Kwara state
Cost of land: ₦200,000 for 2.5 plots bought in 2009
Cost: About ₦8 million (Completed, main house only)
Building the house proper
For ease of explanation, I will split the process into 4 major stages;
- Foundation to flooring + soakaways
- Block work to roofing
- Finishing (plastering, electrical, plumbing, windows, doors others etc)
At the end of each stage, I included money spent in each case study at that point.
- Foundation to flooring + soakaway
Some people advice that a soil test be done to determine the type of foundation required. This is because soils generally exhibit complex properties. For a small scale project, most engineers can estimate the best foundation to suit a soil without the need for a comprehensive soil test. More especially, if there are other houses in the area.
This first stage of the project will involve digging the foundation, laying some blocks up to floor level, and flooring. German flooring is a very popular flooring choice among Nigerian builders.
Case 1: ₦1,276,650 (foundation, German floor, soakaway)
Case 2: ₦1.5 million (foundation, German floor)
Case 3: ₦1 million (foundation, German floor)
- Block work + lintel
After the flooring, the main block work begins. It is at the stage that the different rooms start to take shape. In my experience co-managing a block industry, I’d estimate a total of about 7,000 blocks for a 3 bedroom (house + soakaway + fence) on a plot of land. Could be slightly more or less. Smaller room sizes will need lesser than this figure.
Case 1: ₦1,239,450 (block work, labour, sand, cement, lintel casting, iron, wood)
Case 3: ₦2 million (block work, plastering, labour, sand, cement)
Roofing and finishing is what takes larger chunk of the total cost of building a house. There are a few roofing alternatives and they come with their pros and cons. Asbestos was well used decades ago but is fading now due to health concerns. Aluminium roof are much more popular these days. Also there are concrete fascias and parapets added to roofing to give it a modern look.
Case 1: ₦1,506,250 (concrete fascia, wood work, aluminium roofing)
Case 3: ₦950,000 (Wood work, aluminium roofing)
This is the final stage of the project involving plumbing, electrical, plastering, tiling, windows, doors and so on. The amount of money spent on finishing depends majorly on your taste. Someone putting metal doors and imported tiles in his house will spend more than another considering cheaper alternatives.
Case1: ₦705,000 (windows, doors, plastering, electrical, plumbing, POP)
Case 3: ₦1.565 million. (Sanitary wares, plumbing, tiles, POP, electrical, painting)
Apart from the major stages outlined above, there are stages that are equally important. Among these are fencing, clearing/leveling of land, erecting of gates, omonile/drink-for-community-chief, water supply, development levies etc.
Cost saving tips
Sadly, it is near impossible to 100% avoid being fleeced when building a house. Some site engineers might be dishonest in their price quotes and actions. A few have gone as far as selling building materials meant for the project. There is also the danger of buying sub-standard materials at standard price.
However, and I must add, there are honest site engineers and workers in Nigeria too. Not all are bad eggs.
From research and personal experience, here are some cost saving tips;
- Get 2 or 3 quotes before spending money on any part of the project. You’ll be amazed how much can be saved.
- As much as possible, have a trusted family member on site ALWAYS or at least most of the time.
- Visit the market to have an idea of how much materials are sold.
- If you can, be present when materials are bought
- Do proper stock-taking
From the three cases, we can estimate a total of ₦8 million will go a long way in erecting a decent 3 bedroom bungalow if well managed. This is exclusive of furniture and exquisite finishing. Factoring in land cost of ₦2 million, this brings the total to ₦10 million.
Does this mean you must have ₦10 million before building your house? Absolutely not. Building a house doesn’t have to be a sprint. The most important thing is starting and gradually building up. In one of the cases sampled, the owner started building with ₦500,000 about a year after buying the land. Start that project today and you could be a proud house owner before you know it.
Kindly, note that these figures are not cast in stone but are to serve as a guide of what to expect. With careful planning, it is possible to spend a 7th of the total given.
I hope you found this useful, don’t forget to comment and share with your friends.
Estimating and budgeting worksheet – A downloadable worksheet for building project budgeting designed for the US but can be used in Nigeria
Costtobuild Calculator – A handy calculator that can be used to estimate building costs room by room.
Great job. Can’t thank you enough for this free live saving info. Keep up the good job.
I’m glad you found it useful, Anthony! Even if it helps just 1 person, I’m happy 🙂
Thank you very much for this such insightful
Niceone Ethan, well done and thanks.
Thanks, Amaka! I appreciate getting feedback on these
This is the most detailed one i’ve seen yet. thanks for your research.i hope i can find one on reliable contractors too
This is Amazing,im on a project right now and sincerely your breakdown is very helpful. Thanks
I’m so happy you found this useful. Please let me know how the project goes.
It’s very helpful, please can i have your contact , it’s urgent
Hi, feel free to e-mail me on email@example.com
infact I appreciate this facts.Thank u
Nice one! I really appreciate. I am in my village now trying to erect a 4 bedroom bungalow, but I have 350k-400k to fly with. What do you think?
Every N1 you put into the property (especially at this time) doubles in value. I would say start fencing/gating first with what you have. Secure the property before you start your foundation. All the best
This is a good and informative piece of article…this has enlighten me om steps to take to build. But will it cost me less if I’m to build a bungalow on a half plot?
very insightful considering I’m a about to embark on a building project
How can you not put your contact details?
Nice one. Thanks.
You’re welcome, Fred
Wonderful, well detailed, will be setting up funds for the project, with God grace. Thanks
I’m happy this helped you!
Thanks for the information and insight for us new starter . Please advise if it’s important to do the fence and gate first before starting the foundation
Absolutely! Once you have bought a piece of land for a building, your main priority should be to secure your land from fraudulent resellers, squatters, medicine people who might not be happy with your new purchase etc. You should fence the property and put a gate before you begin the foundation. Depending on whether the land is dry or swampy, the foundation tends to cost a lot more than you expect. For less than the cost of the foundation, you can get your land fenced and gated, so whatever you then choose to build is up to you. All the best with your project!
thanks for a good job but need an update to meet the present market prices, in any case it was a good insight
thanks for a good job but need an update to meet the present market prices, in any case it was a good insight
Thanks for your feedback. Market prices change so quickly that I cannot keep up (this site is just a hobby). If some of my readers can update me on prices, I would be happy to update this post.
Thanks for the feedback 🙂
Thank you so much for this insightful information
Thanks, Sade. I appreciate your feedback
This is very helpful.Thanks for taking the time and effort to provide this detailed information .
Thanks, Ed. I appreciate your feedback
thanks alot I really appriciate, well done.
Thanks for your encouragement, John.
Thanks alot for this informative piece. Would be glad if you could do same for a flat with the current prices. Also Can I have your contact. Pls
You’re welcome. hope it helped you.
Thanks very much for this educative insight. You’ve made things easy for everyone.
Thanks very much for this educative insight. You’ve made things really easy for everyone building
Thank you so much Dear Ethan, I am encouraged to start something. And for shearing your knowledge, God bless and increase you.
Amen, Michael – thanks for the appreciation!
Thanks so much sir, this is absolute insightful.
I’m so glad it helped you, Tola
THANKS,GOOD INFORMATION NO DOUBT
Thanks, Mogaji. Hope you find it a helpful guide
For your building project contact builder Hakeem Adekunle phone number 07061147257
Contact me for your building project Email firstname.lastname@example.org phone number 07061147257 we build for the nation for better convenience
I just stumbled on this and i must say, it came in really handy and got me thinking of building.
The only “but” i have is that there ar numerous sites that advertise land sale and i am always afraid of falling a victim to fraudulent land sellers and resellers because i know a close relative it happened to; plus am female, i dont really know how to go about getting this without being cheated.
Please advice. Will it be better to look out for lands within an estate or go for independent land owners.
I’m glad you found this helpful. To be honest, with land issues, it is better to deal face-to-face with agents, and your being female should not be a problem as long as you have your wits about you. You can purchase land any where you like, as long as you are able to do your due diligence. I know a lady in her 60’s who has purchased over 30 properties in Lagos, buying and reselling and she doesn’t even speak Yoruba! If you want, I can put you in contact with her and she can guide you through the process and also connect you with verified, trusted agents she has used. If this interests you, e-mail me at email@example.com
You have no worries. It also depends on the area you want and your financial capacity. You can get a half plot of Land around Akesan/igando with confirmed proof of ownership from the Baale himself. Call me on 07026009701 or watsapp and get full details
Wow! this just tallies with my estimates. I estimated N8,640,000 for a 3 bedroom bungalow and found your cost so close. Thank you for this initiative.
Very wise counsel.
I’m glad a stumble to this article.
Very wise counsel.
I’m glad I stumble to this article.
A good guide to developing my land.
very fantastic, ur pieces of advice wake me up on my project,is it possible to build 2 3 bedroom flat on 30 by 120
Thanks so much
thanks a lot.
Great Job. Very useful piece.
hi just got a quote for woodwork alone for a 3 bedroom bungalow for 618,000 and .55mm stone coated roofing for 1.5 Million…..not sure if i am not been fleeced…Need advice
can I complete a 2bedroom with 3 million? I hv a land already
please I need direction.Thank you
This is absolutely awesome,thank you so much. Please can I have your phone number please?
How much will it take to build 8 blocks of flat?
It will be unfair if I don’t comment how touch I am reading this..blieve me you gat me to buckled up..and don’t just put money in the bank to rise before I start something.
Nice Article, but of all the request-comments of ur phone contact u didnt oblige..
Hey Mac, I’d rather actually be contacted by email firstname.lastname@example.org as I’m always on the move
For a starter from scratch,I find this very informative and very insightful! Can you pls drop your contact?Will like a one on one guidance from you.
Hi Zain, I’m sorry I didn’t leave my personal contact. I’m quite happy to answer your questions by email: email@example.com
This is brilliant! Thanks so much for saving a life with this amazing article. Thanks a lot. I am currently looking into starting something (4 bedroom appartment) *bungalow*. This has really help.
I’m really glad this was helpful to you. If there’s any additional information that would help you, let me know.
This is really helpful. Based on your evaluation, there are lots of factors to consider. I am wondering if a 4-5 Bedroom Bungalow can fit into half a plot of land? Is this possible depending on the plan, or is it not advisable. You views are highly appreciated. Thanks…
Thank you for this very helpful piece, it’s the best i have seen so far.
I acquired a plot through an estate developer thinking of starting work there in October, this will surely allow me to work out a better budget. Thanks again.
I’m glad this helped you!
I am def starting something!wow got me going with your insight.
Thanks so much. I’m glad to have been of inspiration
this is an informative piece. Thanks for sharing. I have spent a total of 2.1million on a four bedroom flat and that took me only to German flooring. Will you say that amount is too much. How much do you think will be appropriate to pay my builder for supervision from Dpc to lintel
From dpc to lintel completion shouldn’t cost you more than 1.5M Max. See list below
9″ Block(×2000) 400,000
6″ Block(x1500) 255,000
Iron(quarter ton) 100,000
Binding wire(1 bundle) 8,000
Nail(1 bundle) 8,000
Mixing Sand(15tons ×2) 90,000
Iron Bender 50,000
Call me on 07026009701 or watsapp for further details. Thanks
Nice article sir. I have started a 3bedroom bungalow project and currently on German flooring. My budget is 10m to finish with all rooms ensuit, pop, tiles, parapet, stone coated roofing,and other modern features. Hope the Monet would be enough?
I won’t be able to tell you whether or not the amount you have will be enough, as this depends on the materials you are purchasing. I will recommend doing a costing with the person managing the building asking him/her to estimate quantities of each items to give you a rough idea of how much you could be expected to spend. With building projects, it is very very easy to overspend your budget without planning.
This is very insightful sir, am presently building in an estate in Abuja, i will find this very helpful coupled with the system i adopted from my Father-in law in building process. ( Minimize cost and Builder/Labour from Benin Republic) This guys are very honest and professional on their workings. They will erect a duplex at a least unexpected cost when compared to what is obtainable else where. They will drive you to building and give you the motivation to believe you can in their honesty.
NB:Am not a builder,i represent them now in Abuja. For Further details- 08060006094.
Thanks, Oyewole. I have actually heard that getting labour from Republic of Benin is great for reducing costs. There’s also another massive cost saving measure I am researching at the moment. It basically is a method to reduce the cost of cement by up to 30%. I’ll post it on the blog once I’m done with the research!
Such a wonderful post. I’ve nearly lost hope of starting up a building project in my village with 250k after viewing the above 3case studies,until I saw someone who began with 500k. Absofreakinglutely inspiring & reassuring!
Agozie, thanks for the feedback. You should never ever give up because whatever you put in your property will double. If the price of cement has almost doubled in the last 18 months, this shows how fast the property market is growing. I would advice putting any spare money you have into your building project, starting with fencing and securing it. All the best, and Godspeed!
Thank you very much for this encouraging piece
You’re welcome, Grace. All the best with your project
This is good. I felt cheated by the quotation l got from my contractor but with this information, my mind-set has changed. I am so happy to see the figure for a three bedroom flat in Lagos. Thank you.
Thanks for the feedback, but I would suggest always cross checking with 2 or 3 suppliers. Even if you get an item N200 cheaper, because you’re likely to be a repeat buyer, this will translate to a lot of savings in the long run.
Also, prices keep changing so even the prices quoted here are a guide and might be out of date. All the best with your project!
Amazing job Mr Pepe!! This provided a lot of clarity. This is the best and most detailed building quotation or estimation I have seen for Nigeria, at least thus far.
Great Job. Please do more writing about properties and real estate investments 🙂
Great Job. Really appreciate the time taken to get this done. More grease to your elbow.
WOW! What a great relief, with these lots of information that are genuine and true: GOD BLESS you and your home in JESUS Nsme”””
I’m glad you found this helpful Kevin. All the best with your project!
I must confess that this is just a superb information.
I was able to get a plot of land around FUTA area in Ondo state for little less than 1million naira (late last year) and ever since I’ve scared of starting something on the land. With the information and encouragement I’ve seen here, I’m definitely driving to the site next week to start with the little I have.
Thank you, thank you and thank you once more for sharing this.
I’m glad that this inspired you. I will strongly encourage you to start something – even if it means securing the plot with a fence and gate and building in your own stride. Godspeed!
Thank soon much,Just stumbled on this info.I know it is going to make my day.May God Bless u
Thank you soo..much,Just stumbled on this info.I know it is going to make my day.May God Bless u!
Thanks Mary, I’m glad you found this useful
I do have 2 plots of Land together in Amuwo Odofin Lagos. I wish to develop immediately 1 plot with ..
Solid 4Bedroom Bungalow
Each room ensuite
kitchen Store dinning
I will appreciate if you give me a full break down of the estimate cost to have it complete. And can you handle the project ?
I shall await your responds and possibly sent me your phone number for better conversation upon your email back to me with the required and break down.
Thanks For this useful info… Its a real eye opener .
I’m glad that you found this helpful.
THIS INFO. IS VERY HELPFULL. I ALREADY HAVE A LAND THAT WHY IS MORE EASIER FOR ME…… I RAISED IT UP REMAINING THE ROOFING LEVEL……
Insightful! Thank you for this well detail information.
Thanks a lot!
So glad to read this post. Was just about sending more to start a foundation on a swampy half plot of land around Isheri Jakunde area. I am really worried as the land is swampy. Can you build a 4/5 bedroom duplex there? And is it a good idea to get the C/O and the family receipts? I was told that we have to pay for the family receipts. Should I do the above first before investing in that land? Please, your earliest response is greatly appreciated.
Ah. Please do all that you can to get your CofO. Lagos is a cesspit of land fraudsters because no one seems to call them to order. If anything, these people are celebrated in churches as long as they pay their tithe, but I digress lol.
To answer the question of swampiness, most of Lagos is swamp – Ikoyi, parts of Surulere, Egbe, Ikotun etc. All you need to do is fill the swamp before you start and you can build anything you want.
Here are recommended steps I would take if I were you:
1. Get your C of O and receipts
2. Fence the land
3. Fill the land and start your foundation
All the best!
I actually find this very interesting,my mum spoke to me about building a house this morning and am actually given it a thought, she leaves around Agbara that’s where my dad build is own house, my kid brother and my elder brother both are building house in the same area. So she told me she got a land for 1.2m in Agbara. Am actually looking forward to getting a land in somewhere else maybe ajah.. So the whole family would not live in one area..where do you think I can get a land with affordable price in ajah.. After reading your post and reply I Trust your judgement.. Please get back to me….
Rolland from Germany
Sorry I must have missed this message. I understand why you don’t want the whole family concentrated in one place, even though land is cheap in Agbara at the moment :-). I will connect you to a lady who can help.
Thanks for shearing this Very useful information, God bless
Thank you for the encouragement!! I really appreciate this!
Thanks for the insight very useful..
Ethan, great job. You certainly make building a house look easy and doable. I find your post realistic and optimistic at the same time, How did you do it! Kudos
Tank u sir !this has helped a lot.I hope 2start something soon.God bless u sir.
Wish I came across this article 3 months ago. It would have saved me a lot of money.
I gave a project of a storey building consisting of 16 rooms (8 rooms per floor) to my cousin to handle.
I’ve sent approximately 7.5 million naira to him, and the project has just been decked with him saying he has no more funds with him.
But I strongly believe that amount of money should have done more.Please advice me Mr. Ethan.
Thank you for your massive encouragement and I have to say that I’m sorry for your loss. Have you seen photographs of the project? I sense that you are not in the country, and unfortunately, giving money to family members for a property is one of the worst decisions. I would say stop giving him money, and go and see the property yourself. Ask someone to recommend a site manager/builder to you and work with this builder directly. Last year, this was how I and my brothers managed to erect a 2 storey duplex in Nigeria, from the UK. Hope this helps
Am just so happy I came across this article at the right time ..i just purchase a piece of land in ibadan and am planing on putting 3bed room bungalow with this guideline am very good to go.was planing on doing the foundation first but with what you said fencing the land should be the first.Thanks so much
Excellent. I hope it helps and feel free to ask any questions you may have
Good day Mr Ethan, honestly this write-up is a wonderful wake-up call for all (especially me). It is so encouraging, informative and very helpful. More grease to your elbow.
Thanks for the encouragement, Oladipo. I’m glad this helped, and I’m planning to do more especially to encourage and inform aspiring first-time property owners like yourself.
Amazing! This is simply astonishing and I’m glad I stumbled on this. This has really been helpful in planning my life. Thanks
I’m so happy that you found this useful Emma. There’s more to come as I’m currently in the process of inviting a dedicated foreman/property developer to drop tips regularly on the blog.
Thanks for this; you saved a soul
My question will be; can i build 5rooms bungalow on a plot of land; is that a possibility?
@Johnson, it is very possible to build a 5bedroom bungalow in a plot of land (60 x120 or 50 x 100feet) and you will still have enough space.
I found this article very helpful. God bless you real good.
Hi Preiz, it is a very useful article, we will be posting more of Building tips.
Wow impressive.weldone bro .l have over spent on mine and about giving up but this has started the fire in me to continue, thanks once again will email you directly soonest.
I’m glad that this has encouraged you to keep going. You just need a good manager or contractor who’s word is his bond and you will get there. We plan on bringing some more insider information to help you with your project.
I recently started considering a building project in Nigeria and this article has been very insightful. Thanks for the great information!
I’m glad you found this encouraging. We plan on (in the next few months) helping ordinary people to achieve their dreams of property ownership and not letting those dreams die because of a lack of trustworthiness. If there’s any information which you think we should research and you think you might find useful, please let us know here or via email (firstname.lastname@example.org)
Pls I av a half plot in a water log area and I want to build a bungalow do I need to do concrete foundation or block foundation
Happy new year, since it is a waterlogged plot, the foundation must be made of concrete and must be done properly by a professional, if not it may not stand the test of time, blocks(in foundation) are used for very dry land, if you don’t want your house to collapse please don’t use blocks for waterlogged plot.
If there is any additional information you need, don’t fail to contact us at
This article is so insightful and a eye opener. Thanks and God bless you
I’m glad you found it helpful
The Lord always sends helpers if your heart seeks Him. I just returned and next trip is to start building in Festac, Ajah and Akure areas. Akure is the easiest and simplest. This article has helped me prepare better for the Lagos costs. I am also setting up another farm but this time in Lagos. This article (printed) and now part of my Castle magazine collections. Most appreciated and I pray for healing and blessings upon you and yours. Amen.
Wow! This is so encouraging, Tunde. I’m glad that you found this useful. Thanks for the feedback, and God bless
This was really good I enjoyed reading this it had relevant information to what I needed it helped me a lot. Thank you
I’m glad you found this useful, Josh
CAN YOU ESTIMATE HOW MUCH IT WILL COST TO BUILD 6 BEDROOM,6 BATH DUPLEX IN ENUGU CURRENTLY.
Get a design first , then you will get an estimate.
Very insightful article Ethan. I loved the brevity and consice information provided. Here’s my two kobo worth of advice for anyone who wants to build in Naija. Design, Design and Design again! What do i mean? See your house on paper in its entirety before you build it. Take the time and effort to draw out your building by yourself. Yes! Draw it by yourself with a pencil and paper. Draw as much information as you can on that paper. When you are done, take the paper and any notes you have to an architect. Trust me, thier service is worth the weight in gold. Get them to produce a drawing of your dream home, ask for a structural, electrical and plumbing drawings. They are very very valuable, especially if you don’t have a lot of money to waste on the project. Then ask a quantity surveyor to simply cost the project. They will provide you with a final cost of your home – give or take 10%. Take this document to any contractor or builder and they will know you mean business. The ones that are keen on cheating you will stop taking your calls and the decent ones will want to work with you. Contractors and builders don’t like it when you know a lot about the building trade. Thats the only way the unscrupulous ones can cheat and rob you blind. One last thing, guard your materials like a hawk at all times!! I have seen blocks dissappear in broad daylight whilst no one was looking. Finally – Plan, Plan and Plan again for if you fail to plan, you plan to fail. Good luck everyone!!
This is such solid advice, thank you very much to taking the time to do this, Ejike.
I found this article very helpful especially for the fact that you took your time to breakdown every stages. while u don’t have to get all the money required to start the process, at least the house can be built in stages taking cognisance the estimate involve. thanks so much!!!
Thanks so much for the encouragement, Onome. Glad you found it useful!
Honestly, I am inspired to continue with my project, I have been very scared since i started with the project just yesterday and I was just wonderining if i just just fence it and move on to other things but with this article I just read, I have decided to make it my priority. God help me. Thanks for this information.
Hi OmoT, why have you been scared?
To eat a big fish, you start with a little piece at a time.
That is a good idea for building a house,i am also a builder and at the same time have learn the work as a skill,am currently serving in akwa ibom state.you can contact me on 07035664741
Great job done. This eases off the feeling of uncertainty. I do appreciate your work.
What could be the cost of building a one storey of three bedroom flat on each level on a half plot of land
@kenny, the design and location is a determinant for cost.
Thanks for this information.
wonderful. God bless u
Very educative info. I am planning to start 3 bedroom flat next month. What is first thing you think I need to do? Thanks Boss.
Thanks for the info. What can I do with 1million if I want to start my land? What is the first thing you think I should do? Thanks.
Thanks for your query.
I think the first thing you need to do is to fence your land to protect it from encroachers.
I’ve partnered with a good property developer who has written a guide on how to do that here: http://www.mrpepe.com/property-housing/guide-how-do-i-fence-my-property-and-how-much-will-it-cost/
Hope this helps.
Thank you so much for this useful information. God bless you.
Any advise on wood versus termite – in terms of roofing.
Could you advise on the best wood to use.
Pls I need your advise, I have a piece of land in Awoyaya Ibeju Lekki, I just learnt the area is under govt acquisition but was encourage to start up building on the land that in future govt will release it by way of ractification, pls what do you advise I do?
This is my gift for the year 2018, thanks a lot; keep on educating Nigerians.
infact this is concise, educating and informative. well done. my question is as a civil servant earning less 100k as GL. 14, HOW WOULD U RAISED 7 TO 8MILLION FOR 3BD FLAT. I thought with less 5m one should be able to complete 3BD FLAT at a place called IPAJA OR AYOBO. LAGOS STAE. Your candid opinion needed sir, urgently
Thanks so much thanks somuch. I’m soon happy for this. Please give me your whatsapp number.
I actually only do this as a hobby and work very busy hours so I would prefer to receive queries here, or if they are personal, via e-mail email@example.com
Can I get estimate for a modern 4 bedroom apartment
This is Awesome. You are really Blessed sir. Oh you might not know how much you have and will save me as a young man. I am single and just got a job being a fresh graduate but i want to own or build my own house while i am with my parents in Lagos and i had just had my mind thinking on the cost of getting a land and building and some of the things you talked about like having a lawyer and an Architect i had already set in motion. Am just glad i found this blog. Much more what captivated me was when you started with the Scripture on sitting down to count the Cost. That blow my mind that it was God’s will for me to thoroughly put things in order concerning this matter. Pls sir i would not mind a private chat anytime you are chanced.
God bless you greatly
Thank you for the encouragement. I would advise you to buy the land you are thinking about and fence it, even if you are unable to do anything else. It will appreciate in value, until you are ready to start building on it. You can send me an email firstname.lastname@example.org. Due to my busy schedule, I am not usually able to have sit down conversations, I’m sorry.
This is very nice and awesome briefing. The write up even give me an sight on the building project as am planning to have mine very soon. Further more can I have a briefing on standard four bed flat. Thank so much, is they any way I can have direct link with you for more advise and suggestions in the nearest future.
Thank you for your kind comment, John.
For ur building plan/wiring and general kontrator kall us on 08034654739
Waoo wonderful information,, nice one
I have been looking for a detailed information on cost of building 3bedroom. This is very useful to me. I can now start my project. Thank you so much.
Wow. This is very informative. Would like to know the cost of building a storey building of two flats up, two flats down.
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Thanks for your helpful analysis. This will certainly help.
THANK YOU VERY MUCH FOR YOUR HIGHLY VALUED INFORMATION. I WISH YOU COULD MANAGE MY FORTHCOMING PROJECT YOURSELF. WELLDONE AND GOD BLESS
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Thanks for sharing this info .
Thanks Ethan.i stumbled on this article and it turned out to be the tonic i needed. God bless
Whoa! This blog looks exactly like my old one! It’s on a completely different subject but it has pretty much the same layout and design. Superb choice
Wow, great article.Really thank you! Want more. how much does it cost to paint a car
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First I would like to know if the costs as you stated include those of materials, Labour, and Builder’s charge. I’m building a 7-Bedroom Upstairs (with every bedroom with its own Bathroom and WC, 2 on Ground Floor, and 5 on First Floor), and a 3-bedroom Boys’ Quarter behind it (with all Bedrooms as in main Building) – on a 120ft x 60ft full plot of land anywhere suitable where the land is not swampy and the price of land around 6M Naira, in Lagos State, e.g., Ikeja. I want among the best (yet not the most expensive) Cement, Blocks, Paints, Tiles, Plastering, etc. I would be grateful if you could please give me an estimate of cost of building which includes costs of all materials, Labour, Home Builder’s charge, etc.. I’ve done the estimate myself, but I keep on duplicating prices of materials that might have already been included in your cost-lists and others similar to yours, and as a result I end up ballooning everything.
Thank u so much sir for this courage.
I dont know why my husband is scared of building.
I hope to take this venture with him and trust God for financial breakthrough for its completion ijn.Many thanks
A lot of houses worth N20, N30 million today were not built with this money in the bank. Rather hey were built little by little over 2 – 3 years with little money here. Money that could have been used for parties etc. Encourage him to start little by little.
You’re lifted Ethan
Thanks for the awesome article, I actually I will put this to work. Planning on erecting a 3 bedroom bungalow. With ur counsel at least I have a headway
But please what if you already have a plan of your own with you and it make sense to you can you just use that or still go to the architect costing you alot it money again
Cause I have one on my phone and it even 3D so everything I need is inside the kitchen,toilet,living room and rooms
So I don’t need to be thinking of what to buy indoors again it set
My point is do I still need an architect
Thanks for the information it was of a great help. God bless you richly.
Your article is so much detailed and made simple that not owning a house is almost a crime. Thanks for the good job. I have wasted so many years waiting by to have enough to start building. May the Lord bless you and your team!