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Cost Of Building A 3 Bedroom Bungalow In Nigeria

Have you ever been around people discussing building a house? The amount
of money they mention can be scary sometimes. You hear them talk about
building a simple three bedroom flat in the village with ₦10 million. Some
will say you need ₦25 million to construct a 3-bedroom flat with moderate
finishing. And these amounts do not include the cost of acquiring land.

Then, you are forced to wonder: if it costs ₦10 million to construct a modest
three-bedroom bungalow in the village, how much will it cost to build same
in a city like Lagos? But I know some bike riders, mechanics, carpenters and
traders in Lagos who presently live in their houses. How did they do it? Did
they actually spend ₦10 million to build their house?…

Of course, you can spend ₦7 million, ₦25 million or as much as ₦500

million to construct a three-bedroom bungalow if you want. But it is also
very possible to spend less. Yes, as little/much as ₦5.5 million!

Follow as we go through the various stages of building a 3-bedroom

bungalow, from general requirements such as acquiring a land, getting your
architectural drawings and getting government approval to the building stage
proper.

I might not be able to tell you the exact amount it will cost you to build your
own house, but I will try to provide a stage-by-stage analysis of the process
of constructing a standard 3-bedroom flat along with cost estimates.
Acquire A Land
The price of a land depends on its location and the prevailing real estate
market conditions. In Lagos state, for instance, a plot of land that is sold at
₦400,000 at Badagry can be sold at ₦120 million at Ikeja or ₦650 million on
the Island.

Buying a plot of land at Badagry or Ikorodu is a good idea but you can
further reduce cost by buying a half plot of land. A half plot of 30ft x 120ft or
60ft x 60ft or 50ft x 50ft or 25ft x 100ft can take a 3-bedroom flat with
enough space for parking two cars.

It is better to buy a land with a Certificate of Occupancy (C of O) as well as

other relevant documents in order to avoid being scammed. The land
documents you need to collect from the seller include:

 Survey Plan
 Gazette
 Deed of Assignment
 Certificate of Occupancy

If you purchase a land from Baba/Chief that has no registered survey plan,
quickly get one for yourself. The cost of getting a registered survey plan is
between ₦350,000 and 1,000,000 on the mainland. For example, survey plan
for a land in Ikorodu, Badagry Ojo, Epe and Ajeromi Ifelodun LGAs cost
₦350,000 while for a land in Somolu, Mushin, Alimoso, Agege, Kosofe,
Ibeju Lekki, Amuwo Odofin, Lagos Mainland LGAs it cost ₦650, 000.

So, cost of land >> ₦200,000 - ₦400,000.

Cost of survey plan >> ₦350,000
Total cost of acquiring a land >>> ₦750,000

Get Your House Plan

Don't try to draw your plan yourself because your drawing might not meet the
government's requirements for approval. Remember that this is going to be
your home, and a bad drawing can lead to poor construction which will end
up making living in the house uncomfortable.
It is advisable to get your plan from professionals, and it doesn't really cost
much to get it. The cost of getting a building plan for a bungalow ranges
between ₦50,000 and ₦300,000 depending on factors such as the location,
the professionals, etc.
A building plan is comprised of several different drawings that show the
different aspects of the building process, and it usually includes the
following:

 Architectural drawing,
 Structural drawing,
 Electrical drawing,
 Mechanical drawing, etc.

When you have your building plan, you will submit it to the government for
approval. The government will charge you some money for the approval, and
it is usually around ₦50,000 - ₦300,000 for a 3-bedroom bungalow in Lagos
state. Once you get building plan approval in Lagos, you're ready to start
building your home. Also, ensure you get a Bill of Quantities (BoQ) along
with your building plan as that's the only way you can be certain of the exact
material requirements for your house.

So, cost of the building plan and government approval >> ₦150,000.

Prepare Your Land For Construction

This is the stage where activities needed to prepare for construction come in.
Such activities include clearing the land, uprooting unwanted trees, creating
access to your land for vehicles delivering building materials, etc.

It is easy to find workers to hire for this stage, and it usually costs between
₦20,000 and ₦50,000 depending on the size of the land, the nature of the
soil, location, the number of trees to be uprooted, etc.

So, the approximate cost for this stage >> ₦30,000.

Building Stage
Let's divide the building process into four major stages, namely,
 1. Foundation to DPC (German floor) and Soak-away
2. DPC to lintel level
3. Roofing
4. Finishing
Foundation to DPC (German floor), Well and Soak-away

This stage usually involves setting-out, digging, concrete work, laying of

foundation block, filling, and flooring. Let's calculate the cost of each stage.
 Material Requirements for Setting-out with profiles

4 pieces of 1x12 plank @ ₦1,200 each plus ₦800 (for dividing each into 5
(@ ₦200 each) = ₦5,600
4 bundles of Pegs @ ₦1,200 each = ₦4,800
2" and 3' Nails = ₦1,200 worth of nails
4 bundles of rope @ ₦200 each = ₦800
Labour = ₦4,000
>> Approximate cost of setting-out = ₦15,200
 Material Requirements for Digging/Excavation

Either you or the labourers will rent some diggers and shovels for the
job. These tools can cost about ₦2,000 to rent.
Labour = ₦4,000
>> Approximate cost of digging = ₦6,000
 Material Requirement for Concrete work/Blinding

For a standard foundation of 150 mm base-thickness, assuming 0.45 m

(breadth or height) and 85.5 m (entire length) = 5.77125 m3
10 bags of cement @ ₦2,600 each = ₦26,000
20 tonnes of sand x 2 = ₦80,000
20 tonnes of Granite = ₦100,000
We don’t need reinforced bar (Rebar) because the soil is good, firm and dry.
Litres of water as needed.
Labour = ₦18,000
>> Approximate cost of concrete work = ₦224,000
 Material Requirements for Laying Foundation Blocks
Using 9" blocks and laying 4 coaches, you will need
12 bags of cement @ ₦2,600 each = ₦31,200
644 pieces of 9" vibrated blocks (including 10 percent wastage) @ ₦170
each = ₦109,480
Plumbing work = ₦25,000
The remaining sand from concrete work will be used here.
Labour = ₦32,200
>> Approximate cost of laying foundation blocks = ₦197,880
 Material Requirement for Filling

I suggest digging the soak-away and septic tank alongside making the
foundation so that the soil dug-up from the soak-away pit, septic tank and
well can be used for filling the foundation. This will save you the cost of
buying some trips of sand for foundation filling, and also save you the cost of
clearing the dug-up soil in a case where it is not used for filling.

After filling the foundation, water it for about 10 hours and leave it for days
(or some weeks) before flooring for natural compaction. In the end, you
might need to buy just a few trips of sand if the soil dug-up from the well and
septic tank is not enough. Assuming you buy:
3 trips of 20 tonnes laterite (fairly clayey) at ₦18,000 = ₦54,000
Labour = ₦10,000
>> Approximate cost of filling foundation = ₦64,000
 Material Requirement for Foundation Casting/Flooring

25 bags of cement @ ₦2,600 = ₦65,000

Waterproof/nylon = ₦15,000
Remaining granite and sand from concrete work will be used here.
Labour = ₦18,000
>> Approximate cost of flooring = ₦98,000
 Material Requirements for Septic Tank, Soak-away
pit and Well

The septic tank, soak-away pit, and well should be constructed

first in order to have water for the work and sand for filling the
foundation later.
700 pieces of 6" vibrated blocks @ ₦150/block (for a septic tank
of 3m x 3m x 3m) = ₦105,000.
22 bags of cement @ ₦2,600 = ₦57,200 (including plastering).
Number of well-rings as required.
Sand and granite from concrete work will be used here.
Labour for septic tank, soak-away pit and well = ₦80,000
>> Approximate cost of constructing both the septic tank, soak-
away and well = ₦242,200.

Total Cost for this stage >>> ₦847,080 (excluding cost of well
rings)
DPC To Lintel Level

This stage starts from the German floor to the level before
roofing. It covers the main block work including wall partitions
for the various rooms in the house. The following are just
estimates of what is needed for a modest 3-bedroom flat. Again,
ensure you get a Bill of Quantities for your building plan as that's
the only way to know the exact material requirements for your
house.
 Material Requirement and Labour for block work

2100pcs of 6” stone dust vibrated blocks @ ₦150 = ₦315,000.

(The price will increase if you use 9” blocks)
15 tonnes of sharp sand = ₦40,000
30 bags of cement @ ₦2,600 = ₦78,000
Labour = ₦105,000
>> Approximate cost of block work = ₦538,000.
(This includes the two coaches of blocks after lintel)
 Material Requirement for Lintel Casting

20 length of 12mm rod @ ₦2,100/length = ₦42,000

10 length of stirrups @ ₦500/length = ₦5,000
35 length of 1x12x18 wood @ ₦1,700/length = ₦59,500
Nails plus wire for binding = ₦13,000
8 bags of cement @ ₦2,600 = ₦20,800
Remaining sand will be used here.
Remaining granite from concrete work is used.
Labour plus carpenter = ₦30,000
>> Approximate cost of the lintel level = ₦165,300

Total Cost for this stage >>>₦703,300.

Roofing Stage

The cost of roofing varies greatly with the type of roofing

materials you choose to use. So, the price below is just an
estimate. Endeavour to get the BoQ for your house plan and
design.
 Material Requirements for Roofing

320 length of 2x3x12 wood @ ₦450 = ₦144,000

45 length of 2x6x12 @ ₦840 = ₦38,250
25 length of 1x12x12 wood @ ₦1,400 = ₦35,000
1/2 bag of 2" nails @ ₦5,800 = ₦2,900
11/2 bags of 3" nails @ ₦6,000 =₦9,000
1/2 bag of 4" nails @ ₦6,500 = ₦3,250
Aluminium (0.45mm thick) roofing, transportation and Labour = ₦685,900

Total Cost for the roofing stage >>> ₦918,300

Finishing

This is the final stage in the building process, and it includes

plastering, wiring, plumbing, fixing of windows, doors as well as
tiles. The cost here varies greatly according to your taste. Below
is an estimate for a very modest finishing.
 Material Requirements for Electrical works

Wires, Pipes, Conduit Boxes, etc = ₦360,300

  Material Requirements for Mechanical and Plumbing
Works

Kitchen sink, Pipes, WC, Washing Hand Basin, Overhead Tank,

Shower, etc = ₦490,200
 Material Requirements for Ceiling

Woods for nogging, P.O.P Sheets, External wood finishing, P.V.C

Boards, Tank nails, etc plus labour = ₦450,000
 Material Requirements for Windows and Doors

Windows, doors, burglary proof, and fixtures plus labour =

₦500,000
 Material Requirements for Wall Rendering and Painting
and POP

Plastering and painting plus labour = ₦500,000

 Material Requirements for Floor Finishes

Tiles and others plus labour = ₦250,000

Total Cost for this stage >>> ₦2,550,500

Grand Total >>> ₦150,000 + ₦30,000 + ₦847,080 + ₦703,300 +

₦918,300 + ₦2,550,500 = ₦5,199,100

There you go! Once you get a land, you can build and move into
your 3-bedroom flat with less than ₦5,500,000!!