Cost of Building a 3-Bedroom Bungalow in Nigeria (2026)

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The short answer

—2-bedroom (~90 m²): ₦13.5m–₦20m basic · ₦20m–₦29.5m standard.
—3-bedroom (~130 m²): ₦19.5m–₦28.5m basic · ₦28.5m–₦43m standard · ₦43m–₦58.5m premium.
—4-bedroom (~170 m²): ₦25.5m–₦37.5m basic · ₦37.5m–₦56m standard · ₦56m–₦76.5m premium.
—Timeline: usually 6–12 months from approval to handover.

Bungalow costs at a glance

Bungalow building cost, Lagos 2026
Bungalow	Basic	Standard	Premium
2-bedroom bungalow (~90 m²)	₦13.5m – ₦20m	₦20m – ₦29.5m	₦29.5m – ₦40.5m
3-bedroom bungalow (~130 m²)	₦19.5m – ₦28.5m	₦28.5m – ₦43m	₦43m – ₦58.5m
4-bedroom bungalow (~170 m²)	₦25.5m – ₦37.5m	₦37.5m – ₦56m	₦56m – ₦76.5m

Building only, excluding land, approvals and external works. Rounded to ₦0.5m.

3-bedroom bungalow: cost stage by stage

3-bedroom bungalow cost by stage (standard finish)
Stage	Share	Approx. cost	What it covers
Design, approvals and site preparation	5–10%	₦1.5m – ₦4.5m	Drawings, structural design, soil test, building permit, clearing and setting out.
Foundation	10–15%	₦3m – ₦6.5m	Excavation, blinding, footings or raft, foundation walls, DPC. More on waterlogged or reclaimed land.
Frame and blockwork	20–30%	₦5.5m – ₦13m	Columns, beams, blockwork, lintels; for a duplex also the first-floor slab and stairs.
Roofing	8–12%	₦2.5m – ₦5m	Timber or steel trusses, covering (stone-coated or aluminium), fascia and gutters.
Services	10–15%	₦3m – ₦6.5m	Electrical wiring and fittings, plumbing, septic or soakaway, water storage.
Finishing	30–40%	₦8.5m – ₦17m	Plaster, screed, tiles, ceilings, paint, doors, windows, sanitary ware, kitchen.

3-bedroom bungalow, standard finish

Six stages, six checks, six payments

Each bar is a stage’s typical share of the build budget. At the end of every stage the work is inspected and you see the evidence before the next payment is due.

5–10%

10–15%

20–30%

8–12%

10–15%

30–40%

1
Design & site prep5–10% · ₦1.4m – ₦4.3m
Drawings, structural design, soil test, building permit, clearing and setting out.
Inspected, then paid
2
Foundation10–15% · ₦2.9m – ₦6.5m
Excavation, blinding, footings or raft, foundation walls, DPC. More on waterlogged or reclaimed land.
Inspected, then paid
3
Frame & blocks20–30% · ₦5.7m – ₦12.9m
Columns, beams, blockwork, lintels; for a duplex also the first-floor slab and stairs.
Inspected, then paid
4
Roof8–12% · ₦2.3m – ₦5.2m
Timber or steel trusses, covering (stone-coated or aluminium), fascia and gutters.
Inspected, then paid
5
Services10–15% · ₦2.9m – ₦6.5m
Electrical wiring and fittings, plumbing, septic or soakaway, water storage.
Inspected, then paid
6
Finishing30–40% · ₦8.6m – ₦17.2m
Plaster, screed, tiles, ceilings, paint, doors, windows, sanitary ware, kitchen.
Inspected, then paid

Stage built

Inspected

Report & photos to you

You release payment

Typical shares from our 2026 cost model, applied to a 3-bedroom bungalow with standard finishes (₦28.5m – ₦43m in total). Your contract sets the actual payment schedule.

4-bedroom bungalow: cost stage by stage

4-bedroom bungalow cost by stage (standard finish)
Stage	Share	Approx. cost	What it covers
Design, approvals and site preparation	5–10%	₦2m – ₦5.5m	Drawings, structural design, soil test, building permit, clearing and setting out.
Foundation	10–15%	₦4m – ₦8.5m	Excavation, blinding, footings or raft, foundation walls, DPC. More on waterlogged or reclaimed land.
Frame and blockwork	20–30%	₦7.5m – ₦17m	Columns, beams, blockwork, lintels; for a duplex also the first-floor slab and stairs.
Roofing	8–12%	₦3m – ₦6.5m	Timber or steel trusses, covering (stone-coated or aluminium), fascia and gutters.
Services	10–15%	₦4m – ₦8.5m	Electrical wiring and fittings, plumbing, septic or soakaway, water storage.
Finishing	30–40%	₦11.5m – ₦22.5m	Plaster, screed, tiles, ceilings, paint, doors, windows, sanitary ware, kitchen.

Bungalow or duplex?

Bungalow vs duplex
	Bungalow	Duplex
Cost per m²	Lower: no suspended slab or stairs	Higher: first-floor slab, stairs, heavier frame
Land needed	More: everything on one floor	Less: about half the footprint for the same rooms
Build time	6–12 months	12–24 months
Best for	Larger or cheaper plots, ageing parents, adding floors later	Small or expensive plots, privacy between living and sleeping areas

Current material prices

Current building material prices in Lagos
Material	Lagos
Cement	₦11,500 – 13,550 /bag
Rebar (iron rods)	₦1,000,000 – 1,200,000 /tonne
Granite	₦25,000 – 30,000 /tonne
Sharp sand	₦12,000 – 15,000 /tonne
Aggregate (gravel)	—
Ready-mix concrete	—

Prices last updated 29 September 2026. Indicative market prices from public sources, checked by Artemis Atelier; actual prices vary by supplier, quantity and delivery. Full price tracker.

Questions people ask

How much does it cost to build a 3-bedroom bungalow in Nigeria?

About ₦19.5m–₦28.5m with basic finishes and ₦28.5m–₦43m with standard finishes in Lagos in 2026, excluding land.

How much does it cost to build a 4-bedroom bungalow in Nigeria?

About ₦25.5m–₦37.5m basic, ₦37.5m–₦56m standard and ₦56m–₦76.5m premium, excluding land.

How much does it cost to build a 2-bedroom bungalow?

About ₦13.5m–₦20m with basic finishes and ₦20m–₦29.5m with standard finishes.

Can I build a bungalow with ₦20 million?

A small 2-bedroom bungalow with basic finishes is possible around that figure on normal soil, outside premium areas, if land is already paid for. A 3-bedroom bungalow usually needs more.

How long does it take to build a bungalow?

Usually 6–12 months from approval to handover.

Sources and how we checked

Build With Ease — Cost to build a bungalow vs duplex in Nigeria (2026) (updated May 2026)
Prioni — Cost of building a house in Nigeria (2026) (June 2026)
Nigeria Building Cost 2026 estimator (2026)
Artemis Atelier material price tracker — current cement, rebar, granite, sand and concrete prices