So what does a 5-bedroom duplex really cost in 2026? For about 272 square meters, complete and standard-finish in Lagos: roughly ₦58 million to ₦85 million (~$37,000–$55,000) — that’s ₦215,000–₦310,000 per square meter. A cost-managed build can come in near ₦58M; premium finishes push past ₦100M. The structure (carcass) alone accounts for roughly ₦36–40M. Below is the full itemised breakdown, what most estimates leave out, and how to keep your project on the low end of the range.
First, an honest correction
When we first published this guide in December 2024, our estimate was ₦32.3 million. A reader, Chukwuma, later commented that he had spent ₦63 million on the carcass alone. He wasn’t wrong — and neither were we, exactly. Two things happened:
- Prices moved. Cement has gone from ₦7,800 to ₦10,000–₦12,500 per bag. Iron rods now trade around ₦1,000,000 per ton. Skilled labor rates in Lagos are up roughly 40%.
- Our original bill was under-scoped. Like most online estimates, it stopped at plastering, tiles and paint — no windows, no doors, no kitchen, no external works, no professional fees. Those “invisible” items are 30–40% of a real project.
This update fixes both. Every figure below is a Lagos market average as of July 2026, and the estimate now covers the whole project, not just the shell. Prices vary by state and negotiating power — treat this as your planning baseline, not a quotation.
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: this assumes firm, dry land. Swampy or reclaimed land (common in the Lekki/Ajah axis) can add ₦3–8M in sand filling and pile foundations — verify soil conditions before you buy. 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 (10% — you will need it) | — | ₦4,500,000 |
| Subtotal | ₦27,000,000 |
The bottom line: three realistic budgets
| 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+ | $65,000+ |
Worth knowing: dollar figures assume ₦1,550/$ (July 2026) — adjust to today’s rate. Per square meter: ₦215,000–₦310,000 for standard builds. Our reader’s ₦63M carcass corresponds to a premium-spec build on difficult soil — both his numbers and ours are real; the difference is spec and site.
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How to keep your build near the low end
- Buy cement and rods in bulk, once. Prices move monthly; two bulk purchases beat twenty retail ones. Track current rates in our Construction Cost Tracker.
- Cast decks in rainy season, finish in dry season. Scheduling around seasons cuts water costs and labor idle time.
- Pay labor by milestone, never by day. Daily-rate projects mysteriously slow down.
- Get a quantity surveyor before you start. Their ₦300–500k fee routinely saves 10× that in over-ordering and theft.
- Supervise deliveries personally or via video. Short-delivered sand trips are the most common silent loss — count trips, photograph tickets.
- Build the whole carcass before any finishing. Finishing a floor while building another invites damage and double handling.
Frequently asked questions
How much does it cost to build a 5-bedroom duplex in Nigeria in 2026?
Between ₦58 million and ₦85 million for a complete standard build of ~272sqm in Lagos (about $37,000–$55,000), or ₦215,000–₦310,000 per square meter. Premium builds exceed ₦100 million.
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?
Yes — with milestone payments tied to photo and video evidence, payments only through a corporate account (never personal transfers), and independent supervision. Start with our free Land & Property Verification Checklist.
Is it cheaper to buy or build?
Building typically costs 20–35% less per sqm than buying new in the same area, but takes 12+ months and management effort. Buying is faster; building gives control. Run both numbers before deciding.
Methodology: prices are Lagos-market averages gathered July 2026 from dealer quotes and market surveys (cement ₦9,500–13,000/bag across brands and states; iron rods ~₦1,000,000/ton; blocks ₦550–650 in Lagos). Labor rates from active Lagos sites. Figures are planning estimates — obtain a bill of quantities from a registered quantity surveyor for your specific design and location. Last updated: July 18, 2026.
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