What should you budget for a 3-bedroom bungalow? The worked example below totals approximately ₦33.8 million for a 120 sqm bungalow, excluding land. It uses the July 2026 rates printed in the tables, not a fresh supplier quotation. Your location, drawings, ground conditions and finish choices determine the actual cost. Start by comparing the scope, not just the headline figure.
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
- 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: the foundation allowance is illustrative. Site conditions and an engineer’s design determine the appropriate foundation and its cost; this table does not specify a foundation for your plot.
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 | ₦682,500 |
| Sharp sand | 3 trips × ₦55,000 | ₦165,000 |
| Reinforcement (columns & lintel) | — | ₦700,000 |
| Labor | — | ₦1,200,000 |
| Sundries | — | ₦253,000 |
| Stage total | ₦4,800,500 |
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 allowance (fixed amount in this example) | — | ₦1,900,000 |
| Subtotal | ₦14,600,000 |
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, 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+ | $29,000+ |
Worth knowing: the corrected table total is ₦33,800,500 (about ₦281,671 per sqm for 120 sqm). The fixed ₦1,900,000 contingency is approximately 6.0% of the ₦31,900,500 pre-contingency cost, not 10% of the full budget. Dollar comparisons use an illustrative ₦1,550/$ rate. Compare the actual scope, rather than assuming the same per-sqm benchmark across our duplex and flat guides.
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 3-bedroom bungalow in Nigeria in 2026?
The worked example on this page totals approximately ₦33.8 million excluding land, using July 2026 assumptions for 120 sqm. It is not a current quote or a national average. Ask a quantity surveyor to price your drawings and specification.
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?
The explicitly listed cement quantities in this example add up to 225 bags (90 + 65 + 70). Other cement consumption is not separately itemised, so the earlier 350–400 bag estimate cannot be reconciled from this table alone. Obtain a complete quantity take-off before ordering. Our cement guide explains why the included stages and block-moulding choice matter.
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?
Floor area alone does not determine the required plot size. Setbacks, access, parking, drainage and local approval requirements must be checked against the actual site plan by your professionals. Our land measurement guide explains plot sizes.
Is a bungalow cheaper than a duplex?
Our two worked examples compare different sizes: about ₦33.8M for a 120 sqm bungalow and ₦73M for a 272 sqm duplex. They do not prove that every bungalow is cheaper per square metre. Compare the same floor area, site conditions and finish specification.
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.
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 updates on the planned budgeting tool; it is not yet a live quotation service.
Related guides: Construction Cost Tracker (Q3 2026) · 5-Bedroom Duplex Costs · Renting vs Buying in Lagos
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