Planning a 3-bedroom bungalow? Here’s the real 2026 number. A standard ~120sqm bungalow costs ₦26 million to ₦38 million (~$17,000–$25,000) complete, in Lagos and the South-West. A cost-managed build lands near ₦26M; premium finishes push past ₦45M. The carcass alone runs ₦14M–₦17M. Full stage-by-stage breakdown below — including the ₦14M of items most online estimates quietly leave out.
First, an honest note
Earlier versions of this guide used 2024 prices — cement at ₦7,800, blocks at ₦500. That Nigeria no longer exists. Cement now trades at ₦9,500–₦13,000 per bag, iron rods around ₦1,000,000 per ton, and skilled labor is up roughly 40%. Every figure below is a Lagos-market average as of July 2026, cross-checked against our quarterly Construction Cost Tracker. Prices vary by state — treat this as your planning baseline, not a quotation.
The building: what this estimate covers
- Three bedrooms (one ensuite), two additional bathrooms/toilets, sitting room, dining, kitchen, and a small porch — approximately 120sqm on a half-plot to full plot.
- Land cost excluded (assumes you own the plot — if not, start with our verification checklist before anything else).
Stage 1: Foundation to DPC — ₦5.0M
| Item | Quantity × rate (Jul 2026) | Cost |
|---|---|---|
| Cement (foundation, blockwork & German floor) | 90 bags × ₦10,500 | ₦945,000 |
| 9-inch blocks | 1,500 × ₦600 | ₦900,000 |
| Sharp sand | 4 trips × ₦55,000 | ₦220,000 |
| Granite | 12 tons | ₦340,000 |
| Laterite filling | 15 trips × ₦45,000 | ₦675,000 |
| Reinforcement (rods + binding wire) | — | ₦550,000 |
| Formwork & nails | — | ₦150,000 |
| Labor (setting out to DPC) | — | ₦900,000 |
| Sundries & cartage | — | ₦320,000 |
| Stage total | ₦5,000,000 |
Watch out: this assumes firm, dry land. Swampy plots add ₦2–5M in filling and reinforced foundations. Verify soil before you buy — it’s cheaper than discovering it after.
Stage 2: Walls to lintel level — ₦4.8M
| Item | Quantity × rate | Cost |
|---|---|---|
| 9-inch blocks | 3,000 × ₦600 | ₦1,800,000 |
| Cement | 65 bags × ₦10,500 | ₦682,000 |
| Sharp sand | 3 trips × ₦55,000 | ₦165,000 |
| Reinforcement (columns & lintel) | — | ₦700,000 |
| Labor | — | ₦1,200,000 |
| Sundries | — | ₦253,000 |
| Stage total | ₦4,800,000 |
Stage 3: Roofing — ₦3.4M
| Item | Detail | Cost |
|---|---|---|
| Roofing structure (treated hardwood) | — | ₦900,000 |
| Aluminium longspan sheets (0.55) | ~160sqm × ₦7,500 | ₦1,200,000 |
| Fascia, gutters & accessories | — | ₦300,000 |
| Labor | — | ₦800,000 |
| Sundries | — | ₦200,000 |
| Stage total | ₦3,400,000 |
Worth knowing: stone-coated roofing adds roughly ₦800k–₦1.5M over longspan on a bungalow this size. Beautiful, but it’s a finishing-budget decision, not a structural one.
Stage 4: Core finishing — ₦6.0M
| Item | Detail | Cost |
|---|---|---|
| Plastering (inside & out) | 70 bags cement + sand + labor | ₦1,600,000 |
| Floor & wall tiles | ~160sqm supplied & laid | ₦1,700,000 |
| Painting | Screeding + emulsion, in & out | ₦900,000 |
| Electrical (wiring, DB, fittings) | 3-bed spec | ₦950,000 |
| Plumbing (3 baths + kitchen) | Mid-range sanitary wares | ₦850,000 |
| Stage total | ₦6,000,000 |
The items most estimates leave out — ₦14.6M
Here’s where internet budgets and real budgets part ways. None of these are optional in a house you’ll actually live in:
| Item | Typical range | Planning figure |
|---|---|---|
| Windows & burglary proofing | ₦1.2M – ₦2.2M | ₦1,600,000 |
| Doors (security entrance + internal) | ₦1M – ₦2M | ₦1,400,000 |
| Kitchen cabinets & wardrobes | ₦1.5M – ₦3.5M | ₦2,200,000 |
| POP/ceiling works | ₦0.8M – ₦1.6M | ₦1,100,000 |
| Borehole, tank & external plumbing | ₦1.5M – ₦2.8M | ₦2,000,000 |
| External works (fence, gate, soakaway) | ₦2M – ₦3.5M | ₦2,600,000 |
| Drawings, approvals & professional fees | ₦1.2M – ₦2.5M | ₦1,800,000 |
| Contingency (10% — you will need it) | — | ₦1,900,000 |
| Subtotal | ₦14,600,000 |
The bottom line: three realistic budgets
| Scenario | What it means | Total (₦) | Approx. ($)* |
|---|---|---|---|
| Cost-managed | Direct labor, phased buying, self-molded blocks, tight supervision | ₦26M – ₦30M | $17,000 – $19,500 |
| Standard (this guide’s baseline) | Good materials, competent contractor, no luxury items | ₦32M – ₦38M | $21,000 – $24,500 |
| Premium | Stone-coated roof, imported fittings, high-end kitchen | ₦45M+ | $29,000+ |
Worth knowing: dollar figures assume ₦1,550/$ (July 2026). Per square meter, that’s ₦215,000–₦310,000 for standard builds — the same benchmark that applies across our duplex and flat guides.
How to keep your build near the low end
- Buy cement and rods in one or two bulk purchases — track current prices in the Cost Tracker before each buy.
- Mold blocks on site for 4,000+ block projects — stronger blocks, ₦80–120 saved per block.
- Pay labor by milestone, never by day.
- One bungalow, one dry season: start foundation at rainy season’s end and you can roof before the next rains — the fastest, cheapest build calendar in Nigeria.
- Supervise deliveries — count sand trips, photograph tickets. Short deliveries are the silent budget killer.
Frequently asked questions
How much does it cost to build a 3-bedroom bungalow in Nigeria in 2026?
₦26 million to ₦38 million for a complete ~120sqm standard build (about $17,000–$25,000), or ₦215,000–₦310,000 per square meter. Cost-managed builds with direct labor can come in near ₦26M; premium finishes exceed ₦45M.
How many blocks can build a 3-bedroom bungalow?
Approximately 4,500 nine-inch blocks for a 120sqm bungalow — about ₦2.7M at July 2026 Lagos prices. Add 5% for breakage.
How many bags of cement do I need?
Roughly 350–400 bags across all stages — about ₦3.7M–₦4.2M at ₦10,500/bag.
How long does it take to build a bungalow?
With steady funding: 5–9 months to livable standard. A bungalow’s advantage over a duplex is exactly this — no decking delays, one roof, one dry season.
What size of land do I need?
A 120sqm bungalow with setbacks and parking fits comfortably on a full plot (600–648sqm) and workably on a half plot in most Lagos layouts. Confirm your layout’s building regulations first — our land measurement guide explains plot sizes.
Is a bungalow cheaper than a duplex?
Per square meter, slightly — no decking, simpler structure, faster build. A 120sqm bungalow (~₦32M standard) costs less than half of a 272sqm duplex (~₦73M), so the real saving is building only the space you need.
Methodology: Lagos-market averages, July 2026 — dealer quotes and market surveys (cement ₦9,500–13,000/bag; blocks ₦550–650; rods ~₦1,000,000/ton), labor from active sites, cross-checked against the LON Cost Tracker. Planning estimates only — get a bill of quantities from a registered quantity surveyor for your design. Last updated: July 20, 2026. Next review: October 2026.
Before you buy the land for it: run the 14 checks — get the free Land & Property Verification Checklist. Modeling this as a rental or build-to-sell project? Join the Feasibility Studio founding list for investor-grade ROI analysis on real Lagos cost data.
Related guides: Construction Cost Tracker (Q3 2026) · 5-Bedroom Duplex Costs · Renting vs Buying in Lagos
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