Minimum And Maximum Cost Of Building A House In Nigeria

First of all this is an estimate, and like every estimate don’t expect it to be exact, it won’t, it may be slightly more or less when it comes to what you eventually spend at the end. But it will certainly help know theamount of money you should budget.

When it comes to the amount of money required to build a house in Nigeria, there are some things you need to consider first. This things are important because it can either decrease or increase the amount of money you spend.

1. Land

This is the first thing you have to consider. Assuming you don’t already have land, and you want to acquire one. Factor in the prices.

Estimated prices of Lands in Nigeria per plot


The prices may not be that accurate because there are a lot of factors that determine the worth of any land. What I am trying to do now is to give you the minimum amount that can get you a plot of land, in a location that is either in the capital city or in a developed area per the standards of each state.

You should probably consult a land agent that is present in any state you want to buy from, for the exact prices of lands and its location. (or I can recommend one in your state)

South: Here you have the

South South comprising of Rivers, Delta, Cross river, Akwa Ibom, Edo and Bayelsa states.

Lands here minimum 1million to 20m and above.

Some states like Rivers state and to an extent Delta are quiet more than that.

South East : Abia, Anambra, Imo, Ebonyi states a minimum of 1 to 15 million Naira and more.

South West minus Lagos : Ekiti, Oyo, Ogun, Osun states.

Minimum of 500k to 12 million Naira.

Lagos : Depends on area but you should hold a minimum of 10 to 20million.


North Central : Kogi, Niger, Benue, Kwara, Plateau, Nassarawa minus the Federal Capital Territory.

Minimum of 100,000 to 1million

FCT : 30 to 50million minimum.

North-Eastern States: Taraba, Borno, Bauchi, Adamawa, Gombe and Yobe State.

Minimum of 100,000 to 1million.

North-Western States: Kaduna, Kebbi, Zamfara, Sokoto, Kano, Jigawa and Katsina State.

Minimum of 100,000 to 1million Naira.

2. Type of soil

Having settled for a land is time to know the soil texture. Because th cost of building depends largely on this aspect. For example consider the cost of building 3 bedroom flat on on two lands. Land A contains too much moisture and it is largely wet, while land B is a normal loamy type f soil.

Land A will require a lot of sand and concrete fillings, and thick amount of casting before the foundation proper. While land B won’t require much.

That is if for example land A requires 10 trips of concrete stones and 10 trips of sand just for filling, then land B will take only 5 altogether.

The cost won’t be the same. On some lands the cost of foundation alone will go a long way to lintel level on a Normal land. So good land is very important, if care is not taken you can spend almost all your money budgeted for building the house on foundation alone.

3. Type of building

Next thing you have to consider, is type of house you want to build. Is it a residential or shops and offices type of building? If it is residential is it for commercial purposes i.e for renting, or do you want build a personal house a family house?
Cost for building a Bungalow is different from building a duplex.

For example for a modern 3 bedroom bungalow built in Umuahia with the following specs

3 bedrooms of 12′ x 12′

3 toilets of 6′ x 8′

1 kitchen 10′ x 10′

1 store 6′ x 6′

1 dinning 10′ x 10′

1 circulation 6′ x 14′

1 living room 14′ x 16′

foundation :

setting out : 20,000 Naira

excavation : 40000 Naira

foundation footing: 60000 Naira

foundation wall : 200,000 Naira

DPC : 400, 000 Naira


Super structure

wall of 3m high = 700000

lintel/ head course/concrete facial = 300000



roof truss : 400000( materials & workmanship)

roofing sheet: 200 000 Naira ( long span aluminum roofing)

ceiling : 190000 Naira ( pv ceiling)

ROOF TOTAL = 790000 Naira.


plastering/renderings : 400, 000 Naira

floor tiles : 250000 Naira.

painting: 250000 Naira

Windows : 250000 Naira

doors : 250000 Naira

TOTAL FINISHES : 1.4million Naira

total = 4million Naira.

4 million Naira built a 3 bedroom Bungalow, the same amount won’t build a 3 bedroom twin duplex (not decked). Because technically a 3B twin duplex is two 3 bungalows joined together.

So types of houses is important. If you would like to know the various type of houses in the country you should read up Types of houses.

4. Workmanship


This is equally important, how much labours, bricklayers, carpenters, Architect and any other Arstisn that is necessary for building, will go long way either reducing the amount you spend or increasing it. This is why it is necessary to have a trusted supervisor on site, so that you will get what you pay for.

Laborers may decide to make 5 head pans 10, and then charge you for 10 head pans, at the end of the day you’ll be paying for work not done, but a supervisor can detect that, or any other form of deceit for that matter. This will reduce your cost.

5. Finishing

This is another place you should look into. A standard finishing will cost less.
For instance the price for 0.45mm Aluminium Roofing sheets is different from the price for Fibre britment roofing sheets. ETC. For types of roofing sheets, pictures and amount, in the country see Types of roofing sheets and prices (2018).

You’ll consider doors too, iron vs woden doors, windows, paint and electrical wiring.

Also read up on the cost of decking a house in Nigeria

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