People make only a few investments in their lifetime as impactful as building a home. The dream of owning a four-bedroom duplex, for example, speaks to families’ wants for comfort, space in the home that they can parent in, and financial stability. But starting any project of this nature will involve serious planning and budgeting to define the cost of building duplex in Nigeria, which can be wide-ranging depending on some of these factors.
| Cost Category | Estimated Cost (₦) |
|---|---|
| Land Acquisition | 10,000,000 – 100,000,000 |
| Basic Duplex Construction | 30,000,000 – 100,000,000 |
| High-Quality Duplex | 54,400,000 – 136,000,000 |
| Foundation | ~23,600,000 |
| Structure | ~12,000,000 |
| Finishing | ~12,000,000 |
What is Duplex Construction?
Understanding what makes a duplex, as well as its advantages, is the first step to planning your project when building a duplex.
What Is a Duplex?
A duplex is denoting a two-family house having both units on two floors. Each be completely autonomous, with separate entries, bedrooms, bathrooms and kitchens. Duplexes are prevalent in Nigeria because they offer flexibility; they can serve one family home, be rented out, or both.
Benefits of Building a Duplex
- Rental Income – One unit can be rented while the owner occupies the other so a duplex can create passive income.
- Space Efficiency: Duplexes use vertical space effectively, which makes them perfect for small plots of land.
- Cost Effective: It can prove to be more cost effective than building two separate homes.
- Flexibility: You can use your duplex as a family home, investment property, or both.
Knowing what these benefits are can help you understand how investing in a four-bedroom duplex is a great choice.
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What Affects Cost of Building a Duplex?
It is important to note that there is no fixed cost for building a duplex in Nigeria. The total expense is determined by several variables.
| Component | Estimated Cost (₦) |
|---|---|
| 10 million to 100 million | |
| – Sand (20 trips) | 4.08 million |
| – Granite (15 trips) | 3.672 million |
| – Cement (400 bags) | 2.176 million |
| – Iron Rods (20 tons) | 10.88 million |
| – Labor | 2.72 million |
| – Blocks (4,000 blocks) | 2.176 million |
| – Additional Cement (300 bags) | 1.632 million |
| – Iron Rods (15 tons) | 8.16 million |
| – Wood for Roofing | 2.72 million |
| – Roofing Sheets | 4.08 to 8.16 million |
| – Doors and Windows | 2.72 to 6.8 million |
| – Electrical Wiring | 2.04 million |
| – Plumbing | 1.632 million |
| – Tiles | 4.08 to 6.8 million |
| – Painting | 1.36 to 4.08 million |
| – Miscellaneous | 4.08 million |
Location
The type of project you’re working on as well as its location have a significant impact on cost. For instance:
- Urban Areas: Construction costs are generally higher in cities like Lagos, Abuja, or Port Harcourt due to higher land prices and higher labor costs.
- Rural Areas – Construction costs in rural areas are less expensive, whilst land and labor become cheaper.
Here’s a TL;DR on land pricing in various locales:
Design and Size
The design and square footage of your duplex are also very important factors in cost.
- Architectural Features: Basic designs are less costly to build than complex ones with elaborate features, custom details or luxury finishes.
- Size: A typical four-bedroom duplex is 250 sqm to 400 sqm. Bigger duplexes use more materials and labor and cost more.
Materials Used
Based on the material used, the quality may influence the construction cost directly. Here’s what to consider:
- Economical Materials: Low-cost materials such as cement blocks, aluminum roofing, and ceramic tiles.
- Premium: Imported marble tiles, imported roofing sheets, & luxury fixtures.
- Market Conditions: Prices of construction materials (e.g., cement, steel, sand) change depending on demand versus supply and by economic conditions.
Labor Costs
Labor prices differ depending on region and worker proficiency. Skilled labor guarantees superior construction, but has its own costs. For example:
- Lagos: The cost of skilled labor is high as the cost of living is also high.
- Smaller towns: Labor is usually cheaper.
Breakdown of Costs
To help you visualise the overall overview of the big picture, we’ll take a closer look at various aspects of the costs you can expect to pay when building a four-bedroom duplex.
Land Acquisition Costs
Typically, land acquisition is the first and biggest cost. Depending on where one is located, plot size and how far one is from an urban center, prices wildly differ. For example:
- Boluwaji also explains that in the suburbs of Lagos (for instance, Ikorodu), you are likely to come across a price range of ₦5 million – ₦20 million for land.
- Locations such as Lekki Phase 1 cost between ₦50 million and ₦150 million.
Fixed Costs (Foundation and Structure)
You are unable to write any plans you change from unstable duplex. These costs include excavation, reinforcement and concrete work. This stage of the process costs on the average between ₦3 million and ₦10 million, depending on the type of soil and design.
Superstructure Costs
The word superstructure is used for walls, roofing, other structures. This part makes up a large chunk of the cost, too. Here’s a breakdown:
- Retaining walls: ₦5 million – ₦15 million (depending on the number of blocks and workers).
- Roofing: ₦3 million – ₦10 million (depending on the type of roofing material).
Finishing Costs
Finishing includes electrical wiring, plumbing, painting, tiling and interior design. These costs depend on the quality of materials and fixtures used. For instance:
- Electrical and Plumbing: ₦2 million – ₦5 million
- Interior Finishing: ₦5 million – ₦15 million (luxury finishing could be higher).
Miscellaneous Costs
All in, it can run you other costs that include things like permits, landscaping, and unknown costs. You can budget between ₦1 million – ₦5 million for these.
Estimated Total Cost
| Expense Category | Estimated Cost (₦) |
| Land Acquisition | 5 million – 150 million |
| Foundation & Structural | 3 million – 20 million |
| Superstructure | 8 million – 25 million |
| Finishing | 7 million – 30 million |
| Miscellaneous | 1 million – 5 million |
From the breakdown of this estimate, the cost of building a four-bedroom duplex in Nigeria usually falls within the range of ₦30 million and ₦136 million. Here’s a quick summary:
Ways on How to Minimize Construction Costs
Building a duplex doesn’t have to break the bank. Below are some practical tips to save money:
Budgeting Effectively
Before you begin, prepare a realistic budget that covers everything from unforeseen costs to building materials. Avoid overspending by sticking to your budget.
Choosing the Right Materials
Choose economical materials that are both durable and accessible. Using locally sourced materials, such as cement blocks and aluminum roofing, can bring down costs without compromising on quality.
Asking for Professional Help
Collaborate with trusted architects and contractors who have proven themselves in building completed projects on time and within budget. Hire all skilled labor for the project to avoid costly mistakes.
Common Mistakes to Avoid
To have your project run smoothly, avoid these common pitfalls:
Underestimating Costs
Many also neglect to account for hidden costs, resulting in expensive overruns. It’s always prudent to budget an additional 10-20% for unexpected expenses.
Ignoring Local Regulations
Understand zoning laws and get all of the required permits before beginning construction. Disregarding these laws can lead you into legal trouble or fines.
Cutting Corners
It is all about saving money, but do not compromise. Those that cut corners on materials or hire scrupulous labor can wind up paying for it in repairs down the line.
Conclusion
How to build a four-bedroom duplex in Nigeria. Your dream home could become a reality,without splurging, by learning the factors that you are taking into consideration to evaluate the costs and what do the surveys headline the pitfalls you should erase.
NOTE: The cost of duplex construction in Nigeria varies depending on location, design, and materials used. Disclaimer – You are advised to always consult professionals as well as research your project thoroughly before initiating your projects.
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