Thinking about a 4-bedroom duplex? Here’s the honest 2026 number. A standard ~220sqm four-bedroom duplex in Lagos costs ₦48 million to ₦68 million (~$31,000–$44,000) complete. Cost-managed builds land near ₦48M; premium finishes pass ₦85M. The carcass alone runs ₦28M–₦32M. Full stage-by-stage breakdown below — plus the ₦21M of items most online estimates quietly skip. (Figures current as of July 2026, Lagos market.)
What we’re pricing
- Ground floor: living room, dining, kitchen, guest toilet, one ensuite bedroom, small store.
- First floor: three ensuite bedrooms (one master with walk-in), family lounge, terrace.
- Total: approximately 220sqm on a full plot. Land cost excluded.
All material prices below track our quarterly Construction Cost Tracker: cement ₦10,500/bag, 9-inch blocks ₦600, rods around ₦1,000,000/ton, skilled labor ₦12,000–15,000/day.
Stage 1: Foundation to DPC — ₦10.5M
| Item | Quantity × rate | Cost |
|---|---|---|
| Cement (foundation, blockwork, slab) | 200 bags × ₦10,500 | ₦2,100,000 |
| 9-inch blocks | 1,800 × ₦600 | ₦1,080,000 |
| Sharp sand | 8 trips × ₦55,000 | ₦440,000 |
| Granite | 32 tons | ₦920,000 |
| Laterite filling | 40 trips × ₦45,000 | ₦1,800,000 |
| Reinforcement (8–16mm + binding wire) | 120 lengths mixed | ₦1,480,000 |
| Formwork & nails | — | ₦300,000 |
| Labor | — | ₦1,600,000 |
| Sundries & cartage | — | ₦780,000 |
| Stage total | ₦10,500,000 |
Watch out: firm, dry land assumed. Swampy plots common in parts of Lekki/Ajah add ₦3–6M in filling and reinforced foundations. Test the soil before you buy the land — that’s a verification step, not a construction one.
Stage 2: Ground floor walls to deck — ₦8.6M
| Item | Quantity × rate | Cost |
|---|---|---|
| 9-inch blocks | 2,400 × ₦600 | ₦1,440,000 |
| Cement (blockwork + deck) | 105 bags × ₦10,500 | ₦1,102,000 |
| Sand & granite (deck) | — | ₦880,000 |
| Reinforcement (deck: 10–16mm) | 130 lengths mixed | ₦1,830,000 |
| Formwork (planks, props, nails) | — | ₦730,000 |
| Labor (masons, iron benders, casting) | — | ₦2,200,000 |
| Sundries | — | ₦418,000 |
| Stage total | ₦8,600,000 |
Stage 3: First floor to roof — ₦9.4M
| Item | Detail | Cost |
|---|---|---|
| 9-inch blocks | 2,000 × ₦600 | ₦1,200,000 |
| Cement | 90 bags × ₦10,500 | ₦945,000 |
| Sand & granite | — | ₦720,000 |
| Reinforcement | — | ₦980,000 |
| Roofing structure (treated hardwood) | — | ₦1,100,000 |
| Aluminium longspan sheets (0.55) | ~200sqm × ₦7,500 | ₦1,500,000 |
| Fascia, gutters, accessories | — | ₦355,000 |
| Labor | — | ₦2,100,000 |
| Sundries | — | ₦500,000 |
| Stage total | ₦9,400,000 |
Stage 4: Core finishing — ₦8.0M
| Item | Detail | Cost |
|---|---|---|
| Plastering (inside & out) | 95 bags cement + sand + labor | ₦2,050,000 |
| Floor & wall tiles | ~240sqm supplied & laid | ₦2,450,000 |
| Painting | Screeding + emulsion, in & out | ₦1,250,000 |
| Electrical (wiring, DB, fittings) | 4-bed spec | ₦1,250,000 |
| Plumbing (5 baths + kitchen) | Mid-range sanitary wares | ₦1,000,000 |
| Stage total | ₦8,000,000 |
The ₦21M most estimates leave out
| Item | Typical range | Planning figure |
|---|---|---|
| Windows & burglary proofing | ₦2M – ₦4M | ₦2,600,000 |
| Doors (security entrance + internal) | ₦1.6M – ₦3.5M | ₦2,300,000 |
| Kitchen cabinets & wardrobes | ₦2.5M – ₦5.5M | ₦3,500,000 |
| POP/ceiling works | ₦1.2M – ₦2.5M | ₦1,700,000 |
| Borehole, tanks & external plumbing | ₦1.8M – ₦3M | ₦2,200,000 |
| External works (fence, gate, soakaway, paving) | ₦2.5M – ₦5M | ₦3,400,000 |
| Drawings, approvals & professional fees | ₦1.8M – ₦4M | ₦2,800,000 |
| Contingency (10%) | — | ₦2,500,000 |
| Subtotal | ₦21,000,000 |
Three realistic budgets
| Scenario | What it means | Total (₦) | Approx. ($)* |
|---|---|---|---|
| Cost-managed | Direct labor, phased buying, self-molded blocks, tight supervision | ₦48M – ₦54M | $31,000 – $35,000 |
| Standard | Good materials, competent contractor, no luxury items | ₦57M – ₦68M | $37,000 – $44,000 |
| Premium | Stone-coated roof, imported fittings, smart home, high-end kitchen | ₦85M+ | $55,000+ |
Worth knowing: that’s ₦218,000–₦310,000 per square meter — consistent with our 5-bedroom duplex and bungalow guides. Dollar figures at ₦1,550/$ — adjust to today’s rate.
Frequently asked questions
How much does it cost to build a 4-bedroom duplex in Lagos in 2026?
₦48 million to ₦68 million for a complete ~220sqm standard build (about $31,000–$44,000). Premium specifications exceed ₦85 million.
How many blocks for a 4-bedroom duplex?
Roughly 6,200 nine-inch blocks — about ₦3.7M at July 2026 Lagos prices, plus 5% for breakage.
How many bags of cement?
Approximately 490–520 bags across all stages — about ₦5.1M–₦5.5M at ₦10,500/bag.
4-bedroom or 5-bedroom — which is better value?
Per square meter they cost nearly the same; the 4-bedroom simply builds less space. A 4-bed (~220sqm, ~₦57M standard) versus a 5-bed (~272sqm, ~₦73M) is a ₦16M difference for one bedroom and about 50sqm. Build the space you’ll actually use.
How long does it take?
7–12 months to livable standard with steady funding. Decking and rainy-season scheduling are the usual delay points.
Methodology: Lagos-market averages, July 2026, from dealer quotes and active-site labor rates, cross-checked against the LON Cost Tracker. Planning estimates — obtain a bill of quantities from a registered quantity surveyor for your design and location. Last updated: July 2026.
Buying the land first? Run the checks before you pay — free Land & Property Verification Checklist. Building to sell or rent out? Join the Feasibility Studio founding list for investor-grade ROI analysis on real Lagos cost data.
Related: Construction Cost Tracker · 5-Bedroom Duplex Costs · Renting vs Buying in Lagos
