Goodday nairalanders, due to several requests we've had from intending clients to help give a total breakdown of how much they can spend in building a 4bedroom bungalow in Nigeria, we've decided in giving a total break down in stages on how much you can spend in erecting a 4bedroom bungalow from scratch to finish as I'll try as much as possible to demystify the cost of building a house in Nigeria.

However, it’s important you note that I'll be giving you an estimated amount on prices of materials to be used based on what is obtainable in our own area(Edo-State). There might be a slight difference in cost at other locations whether higher or lower to what I'll be giving you here. One thing that is for sure is that we can’t get them all wrong.

For those intending to build, sit back and relax while i totally Unfold the cost of building a four bedroom residential accommodation here in Nigeria.

You can also ask questions in areas not cleared about thanks.

Although, there are underlying factors that can also affect the cost of building which includes location as you'll agree with me that someone in Lagos or Abuja will spend more in building a house than someone in Edo or Osun State.

As such, the differences in the cost is often affected by some other factors which include; cost of building materials, quality of building materials, construction method, workmanship charges, etc.

Let's go on this ride then 🤓

Our estimation of the overall amount needed for the building of 4 bedroom bungalow is going to be splitted into 11 categories which includes:

1.) Buying Of Land
2.) Drafting The Architectural design
3.) EarthWork And Excavation
4.) Materials For Earthwork Support
5.) Foundation Blinding
6.) Block Work In Foundation
7.) Ground Floor Slab
8.) Block Work Above Dpc
9.) Lintel
10.) Roofing
11.) Plastering, wiring, plumbing, ceiling, door and window fixing stages.

feelme3:
Let's go on this ride then 🤓

You're sited boss

Buying A Land

For Lagos residents, Omonilelawyer specifies some things to watch out for when buying a land. These are;
Certificate of Occupancy
Gazette
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 4 bedroom flat.
One plot can go for as low as ₦1.5 million 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 ₦80,000 to ₦250,000.
What you need at this stage is an architect.

Earthwork And Excavation

After you must have gotten the land, there’s need for you to clear the site by removing the topsoil, set out, trench excavation, back filling, laterite Filling, etc.

Doing all these work on the purchased land is going to cost you an estimated amount of ₦800,000.

Following...

Materials For Earthwork Support

In the course of doing the earthworks, there are some important materials that are needed to carry out the operation successfully.

Among these materials for earthworks support are 1″ x 12” x 3.60m long plank, 4″ x 4” x 3.60m plank for strutting, 2″ x 2” x 3.60m for bracing plank, nails, anti-termite, damp proof membrane, etc.

These materials are, however, estimated to worth ₦393,800 with workmanship and labour fees included.

Foundation blinding

For blinding, there is need for cements and tonnes of stone, which is estimated to cost ₦126,700 including workmanship.

.

Spirit04:
I'm in Edo. I will like to reach you

Contact details in signature sir..

Block Work In Foundation

The estimated cost of laying foundation blocks for the building of 4 bedroom bungalow in Nigeria is estimated to worth ₦167,250.

Ground Floor Slab

For a standard ground floor slab, the expected ratio is 1:2:4 and putting all the materials needed into consideration, it’ll also cost ₦1,015,225.

Note that we arrived at that amount after putting both the cost of materials and labour for the floor slab together.

Block Work Above Dpc

The estimated cost of block work to be placed above the DPC is estimated aty ₦689,850. This amount includes buying of cements, sands with other necessary materials and labour cost needed for the work.

Lintel Casting

A standard lintel for a 4 bedroom bungalow is usually casted in the ratio of 1: 2: 4. And putting all the needed materials into consideration, the Estimated cost for this stage is ₦359,359

Roofing

This is one of the core stages that chunk a large part of the whole budget. While the overall estimate you'll spend here depends on the type of roofing you're going for, the material to be used and the strength of the workforce, it's still essential to note that there pros and cons with the type of roofing sheets you are going for.

Nevertheless, the total estimated cost for the roofing stage on average is calculated to cost ₦2,949,820

Plastering, Wiring, Plumbing, Ceiling, Door And Window Fixing Stages

This is the finishing stage of building a 4bedroom residential accommodation

This stage requires you to plaster, wire, install windows and doors, plumbing, and tiling.

The estimated cost here varies based on the quality of materials to be used. For a modest finishing of the house, you’ll need a total amount of ₦7,150,510

It’s important you note that the above estimation includes windows (Aluminum windows) burglary proofs, doors (wooden and steel) and POP ceiling.

And also, the cost of plumbing work, digging of soak away pits, buying of storage tanks, painting, and other finishing touches.

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, I must add that 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. (For those abroad)

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

Conclusion

From the information given above, we can say that a total estimate of ₦15.2million will go a long way in erecting a decent 4 bedroom bungalow if well managed. This is exclusive of furniture and exquisite finishing.

Does this mean you must have ₦15.2 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. We've had cases whereby some clients started building with just a million naira or a little above and at about a year or two they're done. 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 piece of information useful. And don't forget to ask your questions using the comment box below.

Mynd44, lawyer, nlfpmod, mukina2, dominique, Seun.

Is estimate based on the assumption we're building on a full or half plot?

AsomArchitectNG:
Block Work In Foundation

The estimated cost of laying foundation blocks for the building of 4 bedroom bungalow in Nigeria is estimated to worth ₦167,250.

AsomArchitectNG:
Conclusion

From the information given above, we can say that a total estimate of ₦15.2million will go a long way in erecting a decent 4 bedroom bungalow if well managed. This is exclusive of furniture and exquisite finishing.

Does this mean you must have ₦15.2 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. We've had cases whereby some clients started building with just a million naira or a little above about a year or two they're done. 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 piece of information useful. And don't forget to ask your questions using the comment box below.

Cc; Mynd44, lawyer

Can I suggest you type the cost of cement as at the time this estimate was made? Plus other materials

This is amount is included in the 800k stated above?

AsomArchitectNG:
Materials For Earthwork Support

In the course of doing the earthworks, there are some important materials that are needed to carry out the operation successfully.

Among these materials for earthworks support are 1″ x 12” x 3.60m long plank, 4″ x 4” x 3.60m plank for strutting, 2″ x 2” x 3.60m for bracing plank, nails, anti-termite, damp proof membrane, etc.

These materials are, however, estimated to worth ₦393,800 with workmanship and labour fees included.

feelme3:
Is estimate based on the assumption we're building on a full or half plot?

No it's not...

tivta:



Can I suggest you type the cost of cement as at the time this estimate was made? Plus other materials

It's a recent cost estimate if you're looking at building a 4bedroom bungalow and cost of cement currently is ₦4600 here in Edo State

feelme3:
This is amount is included in the 800k stated above?

No it's not

AsomArchitectNG:


No it's not

What about survey and other legal documents that is needed to get the plan approved?

Lordofalmajiri:

What about survey and other legal documents that is needed to get the plan approved?

Survey plan must be done for the land on which a surveyor is the right proffesional to contact on this

.

Just saw your thread. What is the estimated cost for a 100 x 100 in a good area of Benin?
What places will you recommend to find a lands?
Do you help with land procurement?

Kind regards

PonziHater

sgtponzihater1:
Just saw your thread. What is the estimated cost for a 100 x 100 in a good area of Benin?
What places will you recommend to find a lands?
Do you help with land procurement?

Kind regards

PonziHater

Reach us on phone/whatsapp via the contact details in our signature so we take it up from there.