COST OF BUILDING A 4 BEDROOM DUPLEX IN NIGERIA 2023
COST OF BUILDING A 4 BEDROOM DUPLEX IN NIGERIA 2023
This article emphasizes the cost of building a duplex in Nigeria. The essence of the article is to give clients insights into costs associated with construction. Most of the time, the property owner has little knowledge of what is going on with his or her structure other than visiting to examine it.
Only a few articles exist on the subject topic and rarely have details. In this article, you would get full details on the cost of building a duplex in Nigeria. You should also note that the cost calculation 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 as the Cost of Building a 3 Bedroom Bungalow in Nigeria. 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.
It may cost you more or less when building your own duplex in Nigeria because of the various factors listed above. However, below is the estimated cost of building a duplex in Nigeria. The focus is on a 4 nos bedroom.
The breakdown involves the cost of the actual construction. It doesn’t include mechanical or electrical requirements, finishes, and preliminaries to the construction.
Cost of Building a Duplex in Nigeria 2023
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
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.
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 2023 – 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 note that this cost is devoid of profits as the unit prices of all items are verifiable in the open market. If your contractor gives you something different, please remember they have added profits in line with standard practices in the construction sector of Nigeria. These profit margins range between 10 and 30 percent. Also, some unit prices may differ regarding the location of availability.
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
The design is a very simple one with an aesthetically conscious approach. For more complicated designs, the cost could exceed what we have calculated above. As for the furniture fittings, you have a variety of options you can choose from.
If you make plans, the cost of building a duplex in Nigeria would be minimal. All it takes is for you to follow the procedures laid out above.
With this knowledge, hire or contact your preferred Architect. Before you do so, see these tips on Hiring an Architect.
Do you have a project and you want us to help you manage it, you can contact us HERE.
If you also need a bill of quantities for your project, write to us HERE anytime.
Do you need an architect to produce an affordable design for your next project, also Contact Us
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