NewStats: 3,263,867 , 8,181,667 topics. Date: Sunday, 08 June 2025 at 11:59 AM 3g3h4c

If not that you monitored your self
Expect to spend close to times 2 and you will be happy because the building will comes out beautiful unknowingly to that you have spent more than the actual amount lol

highchief1:
yes I bought Everyting myself.wetin I Dey work again.I gave my engr 4m for supervision from start to finish.I bought and monitored my material

Danthemariner:
If not that you monitored your self
Expect to spend close to times 2 and you will be happy because the building will comes out beautiful unknowingly to that you have spent more than the actual amount lol

it’s not my first house that’s why.nthg wey I no no for building.but my engr is a great guy.

decatalyst:


15million wetin?

Is this some kind of a joke?

I guess it's been long to price building materials.

Excluding the land, the 15m will not take your standard 3bed room past 70%.

15m will give ur good 3bed room

Cashio:
you don't know what you are talking about

E don't know

leksymaxy:
I am just surprised bro with what people are saying here, I finished my bedroom last November, and when I checked all I spent, I calculated 16. 6m even will nice furnishing and with an automatic gate, so why are they saying 50m won't build a 3bedroom flat

Your figure is spot on.
The range,depending on taste qnd and location should be anywhere between 15m-20m.
If the owner now wants to furnish the apartment with exotic or top class items,then thats where another 10-20m maybe added to the cost,but a standard,completed 3BR is within the 20m tops range.
The issue is I don't even understand why they deliberately lie and inflate figures that much,though it's the norm with the average Nigerian.
Some Nigerians will buy an item or property for say 1m,but will tell friends and even relations,the thing was purchased for 10m just to inflate their financial worth.

Akinpresident:

Onye oshi!
How much dem they sell house zi?

For Trademore estate Umuahia, 2 bedroom flat is 8M and 3 bedroom is 12M. This is because of the current situation of things. It used to be 6M and 8M for 2bed and 3bed.
No way 15 to 20M won't be enough to build a 3 bedroom. Unu kwusi all these lori iro before ekwensu akpoo unu oku.

All those saying it won't are all thieves!
I ask again if ₦50m won't,why are some houses in Lekki/Ajah being quoted at that amount?
Don't be surprised, those quoting those highly inflated figures have started ing the Op for the work,seeing they have seen an avenue to rip off someone and go build their own houses and buy a car

Sugarboyy:
Without the land, let me do a proper breakdown for you and allow you to decide yourself... This is from person experience.

To DPC level, you are spending a minimum of 2m.
To lintel level from DPC, you are spending another 2m minimum.
Let's say 5m from scratch to Lintel level, excluding filling sand and workmanship.
That parafet, I did mine that's an artwork parafet for 1.8m
Woodwork and roofing currently for this sample you posted, you are spending atleast 10m.
Window 🪟
Doors 🚪
Plastering
Artwork
POP
Tiles
Borehole (tank, tank stand)
Piping
Plumbing
Furniture
Soakaways
Screeding
Painting
Burglary
Gate
Flooring
Wiring
Plumbing items,
etc

My brother, 50m won't build it.
You should be looking at 65-70m.

You're very honest.
Maybe they are talking about an uncompleted building.

kings59:
15 Million will do that perfectly well.

A man in my area used 12 million to build a good bungalow, more beautiful than the one OP attached to his photo.

All those crazy people shouting 50M are thieves. Buy the materials yourself and don't allow the engineer to do it.

I would have shown a photo, but the man wouldn't like to see his house online because he is a Military person.


Make una just dey mumu for nairaland. Learn and stop arguing and quoting me.


We are talking about Three bedrooms here and not 5 bedrooms.

If a trip of sand is 180k, filling 3 rooms a parlor and a kitchen and bathrooms would take let's say 6 tippers of sand = 1.8 M

Then the rods should take 2.5M for foundation.

Casting it + cement + granite should be 4 M

Blocks can be 800k

The ceiling and roofing should be 2.5M since it's 3 bedroom

Windows and doors should be 1.5M ( 3 doors 3 rooms, kitchen, and toilet and bathroom + entrance) making 6 doors= 600k windows and the rest 600k
Workmanship 1.5M

Is the building not set already?

The OP never specifies internal decoration, just building.


No wonder many people fail exams.

Your post is encouraging and Insightful. Please, how do I reach you?

Ynix:

Take a look at this

1. Site Clearing and Preparation
Site Surveying and Mapping: ₦300,000
Site Clearing and Leveling: ₦500,000
Excavation for Foundation: ₦700,000
Sub-Total: ₦1,500,000
2. Foundation Stage
Materials (Cement, Sand, Gravel, Steel): ₦3,500,000
Labor for Foundation Work: ₦2,000,000
Damp Proof Membrane and Blinding: ₦1,000,000
Sub-Total: ₦6,500,000
3. Structural Work
Wall Construction (Blocks, Mortar, and Labor): ₦8,000,000
Reinforcement for Pillars and Lintels: ₦3,000,000
Sub-Total: ₦11,000,000
4. Roofing
Roofing Materials (Wood, Zinc/Aluminum, Nails): ₦4,000,000
Roofing Labor: ₦1,000,000
Sub-Total: ₦5,000,000
5. Windows and Doors
Aluminum/Steel Windows (Materials and Installation): ₦2,000,000
Doors (External and Internal): ₦2,500,000
Sub-Total: ₦4,500,000
6. Electrical and Plumbing
Electrical Wiring and Fixtures: ₦2,000,000
Plumbing and Sanitary Fittings: ₦2,500,000
Sub-Total: ₦4,500,000
7. Interior Finishing
Plastering and Screeding: ₦2,000,000
Painting (Interior and Exterior): ₦2,000,000
Tiling (Floor and Walls): ₦3,000,000
Ceiling Work (POP or PVC): ₦1,500,000
Sub-Total: ₦8,500,000
8. Exterior Finishing
Paving/Compound Finishing: ₦3,000,000
Drainage and Fencing: ₦2,500,000
Sub-Total: ₦5,500,000
9. Contingency (5%)
Unforeseen Expenses: ₦2,500,000
Grand Total: ₦50,000,000

Note: This costing is subject to reduction or addition based on inflation, market situation, quality of materials and type of expertise engaged

Helpful post!

Jorussia:
If land is available.50m will deliver very standard 3 bedroom bungalow.The most expensive thing there is the roofing.He even said 3 bedroom self.I did estimate recently for a basic standard 3 bedrooms 2 flats and it was around #35m.

Was this 35m inclusive of interior Finishing?

Sugarboyy:

I have currently spent more than 30m in my new 4 bedroom bungalow, and it seems I'm just starting 😭

This is scary. But at what stage is your building now?

decatalyst:


15million wetin?

Is this some kind of a joke?

I guess it's been long to price building materials.

Excluding the land, the 15m will not take your standard 3bed room past 70%.

Certainly a joke.
OP said modern 3 bedroom na and his analysis no fit hold water. Take for example doors modern 3 bedroom has atleast 2 exit doors, 3 room doors 1 kitchen door and 3 toilet doors, that is about 10 doors to say the least because it can get to as much as 12 doors.
No need touching the other areas sef cos e no go work. Na just bare carcas and little addition u fit get

NairaMaster1:


You're very honest.
Maybe they are talking about an uncompleted building.

Which honesty? If 50 million can't build 3 bedroom bungalow, then you need 1 billion naira to build 4 story building 3 bedroom apartment.

:
@derailers,

In advance,
If you don't know about this topic,
Please keep off and don't come waste the space professionals and sensible people will comment.
We beg of you.
Thanks in advance as well.

I agree

kings59:
15 Million will do that perfectly well.


We are talking about Three bedrooms here and not 5 bedrooms.

If a trip of sand is 180k, filling 3 rooms a parlor and a kitchen and bathrooms would take let's say 6 tippers of sand = 1.8 M

Then the rods should take 2.5M for foundation.

Casting it + cement + granite should be 4 M

Blocks can be 800k

The ceiling and roofing should be 2.5M since it's 3 bedroom

Windows and doors should be 1.5M ( 3 doors 3 rooms, kitchen, and toilet and bathroom + entrance) making 6 doors= 600k windows and the rest 600k
Workmanship 1.5M

Is the building not set already?

The OP never specifies internal decoration, just building.


No wonder many people fail exams.

Small pikin

Lekan239:
exactly. When cement was 4k 2022. I build mine. Very standards 3bedroom. With fence. Was about 30-35m... now that cement is not 8,500. Sand price go up, granite prixe double.. my sane ous I built with about 35m 2 years ago will cost over 65m now to build the same ous

You this lekan boy , you built one with what?
Mouth abi
U built one with your mouth
Just dey play

Ynix:

Take a look at this

1. Site Clearing and Preparation
Site Surveying and Mapping: ₦300,000
Site Clearing and Leveling: ₦500,000
Excavation for Foundation: ₦700,000
Sub-Total: ₦1,500,000
2. Foundation Stage
Materials (Cement, Sand, Gravel, Steel): ₦3,500,000
Labor for Foundation Work: ₦2,000,000
Damp Proof Membrane and Blinding: ₦1,000,000
Sub-Total: ₦6,500,000
3. Structural Work
Wall Construction (Blocks, Mortar, and Labor): ₦8,000,000
Reinforcement for Pillars and Lintels: ₦3,000,000
Sub-Total: ₦11,000,000
4. Roofing
Roofing Materials (Wood, Zinc/Aluminum, Nails): ₦4,000,000
Roofing Labor: ₦1,000,000
Sub-Total: ₦5,000,000
5. Windows and Doors
Aluminum/Steel Windows (Materials and Installation): ₦2,000,000
Doors (External and Internal): ₦2,500,000
Sub-Total: ₦4,500,000
6. Electrical and Plumbing
Electrical Wiring and Fixtures: ₦2,000,000
Plumbing and Sanitary Fittings: ₦2,500,000
Sub-Total: ₦4,500,000
7. Interior Finishing
Plastering and Screeding: ₦2,000,000
Painting (Interior and Exterior): ₦2,000,000
Tiling (Floor and Walls): ₦3,000,000
Ceiling Work (POP or PVC): ₦1,500,000
Sub-Total: ₦8,500,000
8. Exterior Finishing
Paving/Compound Finishing: ₦3,000,000
Drainage and Fencing: ₦2,500,000
Sub-Total: ₦5,500,000
9. Contingency (5%)
Unforeseen Expenses: ₦2,500,000
Grand Total: ₦50,000,000

Note: This costing is subject to reduction or addition based on inflation, market situation, quality of materials and type of expertise engaged

Your analysis on plumbing and Electrical might be wrong. Electrical cables are very expensive now... Check the below analysis for cables

1.5mm for lighting
Red 5
Black 4
Green 1

2.5mm
Red 3
Black 3
15mm green 3

4mm
Red 2
Black 2

1.5mm for fence light
Red 2
Black 2
2.5mm 2

10mm cable 1

With the above analysis, 2m will not be enough for electrical because pipes and distribution board is not part of the analysis above. Also, light fittings which is the final fix is not part of it too..

excessmon:
Oga do you need to buy an old used corolla,look for other brands

Go back and read what the person I was responding to said.
He was asking why a used old tokunbo Corolla is #7m.
All I did was to help him with the details, which obviously he not aware of.

50m yes but 15m as specify by someone no no no

]shut up tenant.[/quote] tell him he don't know the prices of materials

Umuinyioku:
He knows what he's talking about.

Except you want to inflate prices to buy building materials.

He does not know what he is talking about. And so are you.
I am a practicing architect and I will tell you for free that 27m cannot even do that project.
I did a renovation of my dad's olden days four bedroom bungalow, just added two toilets and a septic tank, did parapet and stone tiles roofing, pop in the lounge and corridors, conduit piping, general tiling, aluminum glasses and china doors, etc and I spent 13.3m. As at that period, a bag of cement was 5500, now, a bag of cement is 9500. A length of 12mm was 5400 then, now is 8200.
So my friend, you don't know what you are saying.

highchief1:
yes u can with even 30m.with village man finishing.not the type I am living now.finishing of my own alone took me over 80m.just like every other thg,house get grade

I know someone personally that built a very good duplex for such amount and furnished with 15 million, 75 million Naira in total.

odimbannamdi:


Was this 35m inclusive of interior Finishing?

It's inclusive of tiles,pop/fancy ceiling bathroom and kitchen plumbering,I didn't add kitchen cabinets.kitchen cabinets are going to be basic and I will accommodate it in the #35m estimate.

tobby20:

You this lekan boy , you built one with what?
Mouth abi
U built one with your mouth
Just dey play

oh sorry

Cashio:
He does not know what he is talking about. And so are you.
I am a practicing architect and I will tell you for free that 27m cannot even do that project.
I did a renovation of my dad's olden days four bedroom bungalow, just added two toilets and a septic tank, did parapet and stone tiles roofing, pop in the lounge and corridors, conduit piping, general tiling, aluminum glasses and china doors, etc and I spent 13.3m. As at that period, a bag of cement was 5500, now, a bag of cement is 9500. A length of 12mm was 5400 then, now is 8200.
So my friend, you don't know what you are saying.

Hmmm

Ok my brother.

Mirasteel:
I know someone personally that built a very good duplex for such amount and furnished with 15 million, 75 million Naira in total.

keep quiet.I used Spanish tiles not aba tiles.only tiling alone took me over 25m.Do u think is what u spend on building Davido will spend.fear go let u buy one light 💡 2m.chandelier.Why do u think eveey duplex is a duplex.

Cashio:
He does not know what he is talking about. And so are you.
I am a practicing architect and I will tell you for free that 27m cannot even do that project.
I did a renovation of my dad's olden days four bedroom bungalow, just added two toilets and a septic tank, did parapet and stone tiles roofing, pop in the lounge and corridors, conduit piping, general tiling, aluminum glasses and china doors, etc and I spent 13.3m. As at that period, a bag of cement was 5500, now, a bag of cement is 9500. A length of 12mm was 5400 then, now is 8200.
So my friend, you don't know what you are saying.

Why didn't you use Gold to design the floor?

Practicing bla bla bla.

Most of the things you listed have cheaper alternative.

topsy23:


Your analysis on plumbing and Electrical might be wrong. Electrical cables are very expensive now... Check the below analysis for cables

1.5mm for lighting
Red 5
Black 4
Green 1

2.5mm
Red 3
Black 3
15mm green 3

4mm
Red 2
Black 2

1.5mm for fence light
Red 2
Black 2
2.5mm 2

10mm cable 1

With the above analysis, 2m will not be enough for electrical because pipes and distribution board is not part of the analysis above. Also, light fittings which is the final fix is not part of it too..

You are actually right at least considering inflation, but for a typical 3 bedroom flat the range of 2.5 to 4 should

Ynix:
You are actually right at least considering inflation, but for a typical 3 bedroom flat the range of 2.5 to 4 should

Depends on individual taste for light fittings, switches and socket. A client spent almost 3m to buy just switches, socket and light fittings in one of our on-going project.

Kavod:

YOU FORGOT THE WORD "STANDARD/MODERN"..... OK POST A PIX OF THE BUILT HOUSES IN FEBRUARY AND LETS JUDGE IF ITS STANDARD AND ANOTHER THING IS LOCATION TOO.

Kavod:

YOU FORGOT THE WORD "STANDARD/MODERN"..... OK POST A PIX OF THE BUILT HOUSES IN FEBRUARY AND LETS JUDGE IF ITS STANDARD AND ANOTHER THING IS LOCATION TOO.

This doesn't look standard to you or you have a different definition of "standard"?

This is just out of 3.

The remaining 2 are residential buildings currently being worked on.

They're all being built with TMT rods, dangote cements, normal sands, chippings, etc, by qualified builders who keep to the specifications on the building drawings.

If you buy materials by yourself and monitor them directly or indirectly, you won't be spending outrageously.

Things are really cost presently in Nigeria but 50m can do it very well but depends on the location. Attached is the picture of my ongoing project.