What should you budget for a 5-bedroom duplex? The worked example below totals ₦73 million for an approximately 272 sqm duplex, excluding land. It uses the July 2026 rates printed in the tables; it is not a fresh supplier quotation or a nationwide average. Use the breakdown to compare what contractors include, then replace the rates and quantities with a bill of quantities for your own design.
How to use this estimate
Keep three numbers separate: the construction cost, the cost of buying land, and the full project budget. This example excludes land but includes the additional items listed below. Rates labelled July 2026 are historical planning assumptions and need rechecking with dated local quotations. Different drawings and specifications can produce very different totals, even when the bedroom count is the same.
The building: what this estimate covers
- Ground floor: entrance porch, foyer, main lounge, dining, kitchen, utility, two ensuite bedrooms.
- First floor: three ensuite bedrooms, family lounge, terraces, storage.
- Total floor area: ~272 sqm on a full plot (assumes land already owned — land cost excluded).
Stage 1: Foundation to DPC — ₦13.5M
| Item | Quantity × rate (Jul 2026) | Cost |
|---|---|---|
| Cement (foundation, blockwork & slab) | 260 bags × ₦10,500 | ₦2,730,000 |
| 9-inch blocks | 2,200 × ₦600 | ₦1,320,000 |
| Sharp sand | 10 trips × ₦55,000 | ₦550,000 |
| Granite | 40 tons | ₦1,150,000 |
| Laterite filling | 50 trips × ₦45,000 | ₦2,250,000 |
| Reinforcement (8–16mm rods + binding wire) | 150 lengths mixed | ₦1,850,000 |
| Formwork timber & nails | — | ₦380,000 |
| Labor (setting out to DPC) | — | ₦2,100,000 |
| Sundries & cartage | — | ₦1,170,000 |
| Stage total | ₦13,500,000 |
Watch out: the foundation allowance is an example, not a foundation design. Ground conditions and an engineer’s design can change this part of the budget substantially. Our land measurement guide explains what a “full plot” really means.
Stage 2: Ground floor walls to first deck — ₦10.8M
| Item | Quantity × rate | Cost |
|---|---|---|
| 9-inch blocks | 3,000 × ₦600 | ₦1,800,000 |
| Cement (blockwork + deck concrete) | 130 bags × ₦10,500 | ₦1,365,000 |
| Sharp sand | 8 trips × ₦55,000 | ₦440,000 |
| Granite (deck) | 20 tons | ₦580,000 |
| Reinforcement (deck: 10–16mm rods) | 160 lengths mixed | ₦2,250,000 |
| Formwork (1×12 planks, props, nails) | — | ₦900,000 |
| Labor (bricklayers, iron benders, carpenters, casting) | — | ₦2,800,000 |
| Sundries | — | ₦665,000 |
| Stage total | ₦10,800,000 |
Stage 3: First floor to roof — ₦12.2M
| Item | Quantity × rate | Cost |
|---|---|---|
| 9-inch blocks | 2,500 × ₦600 | ₦1,500,000 |
| Cement | 110 bags × ₦10,500 | ₦1,155,000 |
| Sand & granite | — | ₦900,000 |
| Reinforcement | 90 lengths mixed | ₦1,250,000 |
| Roofing structure (treated hardwood) | — | ₦1,300,000 |
| Roofing sheets (0.55 aluminium longspan, ~250sqm) | ₦7,500/sqm avg | ₦1,875,000 |
| Fascia, gutters & accessories | — | ₦420,000 |
| Labor | — | ₦3,100,000 |
| Sundries | — | ₦700,000 |
| Stage total | ₦12,200,000 |
Worth knowing: stone-coated roofing instead of longspan adds roughly ₦1.5–2.5M at current prices.
Stage 4: Core finishing — ₦9.5M
| Item | Detail | Cost |
|---|---|---|
| Plastering (inside & out) | 110 bags cement + sand + labor | ₦2,400,000 |
| Floor & wall tiles | ~280sqm supplied & laid | ₦2,900,000 |
| Painting | Screeding + emulsion/satin, in & out | ₦1,400,000 |
| Electrical (wiring, DB, fittings) | 5-bed spec | ₦1,500,000 |
| Plumbing (pipes, 6 bathrooms, kitchen) | Sanitary wares mid-range | ₦1,300,000 |
| Stage total | ₦9,500,000 |
The items most estimates leave out — ₦27M
This is the section that separates internet budgets from real budgets. None of these are optional in a livable house:
| Item | Typical range (5-bed duplex, Lagos) | Planning figure |
|---|---|---|
| Windows (aluminium/casement) & burglary proofing | ₦2.5M – ₦5M | ₦3,200,000 |
| Doors (security entrance, internal, wardrobe doors) | ₦2M – ₦4.5M | ₦2,800,000 |
| Kitchen cabinets & wardrobes | ₦3M – ₦7M | ₦4,500,000 |
| POP/ceiling works | ₦1.5M – ₦3M | ₦2,000,000 |
| Borehole, tanks & external plumbing | ₦1.8M – ₦3.5M | ₦2,500,000 |
| External works (fence, gate, soakaway, paving) | ₦3M – ₦6M | ₦4,000,000 |
| Drawings, approvals & professional fees | ₦2M – ₦5M | ₦3,500,000 |
| Contingency allowance (fixed amount in this example) | — | ₦4,500,000 |
| Subtotal | ₦27,000,000 |
Earlier planning ranges: compare the scope first
These ranges are retained from the earlier estimate. They are not separate priced bills of quantities or guaranteed budgets. The itemised worked example is the clearer starting point; obtain a project-specific quotation before committing funds.
| Scenario | What it means | Total (₦) | Approx. ($)* |
|---|---|---|---|
| Cost-managed | Direct labor, phased buying, mid-range finishes, tight supervision | ₦58M – ₦65M | $37,000 – $42,000 |
| Standard (this guide’s baseline) | Good materials, competent contractor, no luxury items | ₦70M – ₦85M | $45,000 – $55,000 |
| Premium | Stone-coated roof, imported fittings, smart home, high-end kitchen | ₦100M+ | $65,000+ |
Worth knowing: the tables total ₦73,000,000, or about ₦268,382 per sqm for 272 sqm. The fixed ₦4,500,000 contingency is about 6.6% of the ₦68,500,000 pre-contingency total, not 10% of the full budget. At the illustrative ₦1,550/$ rate, the example is approximately $47,097. These calculations check the printed assumptions; they do not validate current market prices.
Comparing a bungalow with a duplex? Put the floor area and included works side by side using our three-bedroom bungalow cost example. Feasibility Studio is still a planned tool; join its launch-interest list to hear about development.
Compare quotes before you commit
- Give each contractor the same drawings and scope. Compare quantities, specifications, labour, delivery and exclusions line by line.
- Ask a quantity surveyor to review the budget. Record the contingency amount and the costs it is intended to cover, rather than assuming every estimate includes them.
- Plan material deliveries with your site team. Compare bulk discounts with storage, handling and deterioration risks before buying ahead.
- Document deliveries and agreed work stages. Keep supplier invoices and agree how completed work will be checked before payment.
What to send when requesting a build estimate
Include the location, total floor area, drawings, available site information, finish specification, intended timetable and whether you already own the land. Ask for exclusions in writing. A generic online figure cannot replace those details.
Send a question about this cost breakdown
Frequently asked questions
How much does it cost to build a 5-bedroom duplex in Nigeria in 2026?
This page’s itemised example totals ₦73 million excluding land, using July 2026 assumptions for approximately 272 sqm. That is about ₦268,382 per sqm. It is a worked budget, not a quote for your project; ask for current rates and a measured scope.
How many blocks can build a 5-bedroom duplex?
Approximately 7,700–8,000 nine-inch blocks for a 272sqm duplex — about ₦4.6–4.8M at July 2026 Lagos prices (₦600/block). Add 5% for breakage.
How many bags of cement will I need?
Roughly 610–650 bags across all stages (foundation, blockwork, decking, plastering) — about ₦6.4–6.8M at ₦10,500/bag.
How long does it take to build?
With steady funding: 8–14 months to livable standard. Funding gaps, rainy-season decking and approval delays are the usual causes of multi-year projects.
Can I build from abroad without being cheated?
No arrangement can guarantee that you will not be cheated. Agree documented checks and payment terms with qualified local professionals; photographs and an account name alone do not verify completed work or ownership. Start with our free Land & Property Verification Checklist.
Is it cheaper to buy or build?
There is no reliable percentage saving that applies to every property. Compare the full land-and-build budget, financing and supervision costs with like-for-like asking prices in the same location.
Method and evidence: this example uses the quantities and July 2026 unit rates printed in the tables. Supporting supplier quotations are not linked here, so these figures should not be treated as independently verified market averages. Dollar comparisons use the earlier illustrative rate of ₦1,550 per US dollar, not a live exchange rate. Obtain a measured bill of quantities and dated local quotations for your design. Editorial and arithmetic review: 15 September 2026. Price assumptions: July 2026; not revalidated in this review.
Related guides: Cost of a 3-Bedroom Flat (2026) · 3-Bedroom Bungalow Costs · Construction Cost Tracker · Detailed Material Requirements for a 5-Bed Duplex
How much will it cost to build 6 units of 2 bedroom apartment. 2 units on each floor
This is below budget . I just reported my house and we have spent 63million just on the carcas