17/08/2025
Quotation for 3-Bedroom Bungalow 130 square metre
Nigeria (Aug 2025)
Land Acquisition
A standard 600 quare metre plot in Lagos Mainland is typically ₦20–30 million. In Abuja, similar plots average ₦5–15 million, while rural areas can be under ₦1 million. (For this quote, lets just assume a Lagos urban plot at ₦20 million.)
Construction (Materials & Labour)
Building costs vary by finish quality. As a guide, a basic bungalow is ₦150,000/m² of construction, while a standard finish is ₦200,000/m².
Note: m² means square metre
For 130 m² this implies ₦20–26 million in materials (structure, finishes) for basic/standard quality.
luxury finishes can raise this by 20–30%. Labour is roughly proportional: assume ₦10–15 million for basic work (foundations, walls, roof, basic finish) and up to ₦20 million for high end detailing. (E.g. basic total M+L ₦30M, standard ₦40M, luxury ₦50M.) Note: urban sites (Lagos, Abuja) command higher labour/material costs than rural.
Professional Fees
Architects typically charge 5–8% of construction cost
(per NIA guidelines 8%). For a ₦40–50M build, plan ₦2–3M for architectural design.
Structural engineering drawings cost ₦150k–250k for a 3-bed bungalow. MEP (electrical/plumbing) drawings are similar (roughly ₦100k–200k).
A project manager (if engaged) might add 1–2% of build cost. Legal/title fees (deed registration, consent) can total ₦100k–200k.
Permits & Approvals
Building plan approval fees vary by state. In Lagos, residential application fees range ₦20k–₦500k (depending on plot/site), plus 10–20% of assessed value in development levies or taxes. In Abuja (FCT), FHA estates charge ₦70k–150k for a 3‑bed bungalow. Include ₦100k–300k in permits/assessment fees (Lagos high end, lower in other states). (Skipping approval can incur fines pf ₦50k–₦2M.)
Utilities (Water/Electricity/Sewage)
Connection to mains or on site provisions
Electricity: Grid connection (meter + wiring) ₦50k–100k (plus deposit). Water: Drilling a borehole costs ₦220k–₦850k (use midrange ₦500k).
Sewage: A septic tank+soakaway (8×10 + 4×4) for a small bungalow costs ₦300k. (If public sewage exists, connection is ₦100k)
Contingency: An allowance of 10% of all above costs is advisable for overruns.
Cost drivers: Urban sites (Lagos/Abuja) generally add 10–20% to materials and labor vs. smaller towns. High end finishes (imported tiles, granite, luxury fixtures) can double the finishing budget versus basic ceramic tiles and paint.
Cost Summary
Category
Basic
Standard
Luxury
Land (600 m² plot)
20,000,000/Basic
20,000,000/standard
20,000,000/luxury
Materials & Finishes
15,000,000/Basic
20,000,000/standard
30,000,000/luxury
Labour (construction)
10,000,000/Basic
14,000,000/Standard
18,000,000/luxury
Professional Fees
2,000,000
2,000,000
2,000,000
Permits & Approvals
500,000
500,000
500,000
Utilities (water/elec/sewage)
850,000
850,000
850,000
Subtotal
48,350,000
57,350,000
71,350,000
Contingency (10%)
4,835,000
5,735,000
7,135,000
Total
53,185,000
63,085,000
78,485,000
Summary
All figures are estimates in Nigerian Naira (₦). The above uses Lagos scale land (₦20M) as an example; costs in Abuja or rural areas would be lower (Abuja land ₦5–15M, permitting often cheaper). The totals roughly align with industry ranges (e.g. ₦15–40M from basic to luxury house builds). Please adjust line items to match specific site conditions and design choices.
Sources
Current Nigerian construction data and market guides, professional fee guidelines, and permit/utilities information.
