Show amounts in
The short answer
- —4-bedroom duplex (~280 m²): ₦42m–₦61.5m basic · ₦61.5m–₦92.5m standard · ₦92.5m–₦126m premium.
- —5-bedroom duplex (~350 m²): ₦52.5m–₦77m basic · ₦77m–₦115.5m standard · ₦115.5m–₦157.5m premium.
- —Finishing is the biggest single stage (30–40%); the first-floor slab makes a duplex’s frame stage dearer than a bungalow’s.
- —Timeline: usually 12–24 months from approval to handover.
Duplex costs at a glance
| Duplex | Basic | Standard | Premium |
|---|---|---|---|
| 4-bedroom duplex (~280 m²) | ₦42m – ₦61.5m | ₦61.5m – ₦92.5m | ₦92.5m – ₦126m |
| 5-bedroom duplex (~350 m²) | ₦52.5m – ₦77m | ₦77m – ₦115.5m | ₦115.5m – ₦157.5m |
4-bedroom duplex: cost stage by stage
| Stage | Share | Approx. cost | What it covers |
|---|---|---|---|
| Design, approvals and site preparation | 5–10% | ₦3m – ₦9.5m | Drawings, structural design, soil test, building permit, clearing and setting out. |
| Foundation | 10–15% | ₦6m – ₦14m | Excavation, blinding, footings or raft, foundation walls, DPC. More on waterlogged or reclaimed land. |
| Frame and blockwork | 20–30% | ₦12.5m – ₦28m | Columns, beams, blockwork, lintels; for a duplex also the first-floor slab and stairs. |
| Roofing | 8–12% | ₦5m – ₦11m | Timber or steel trusses, covering (stone-coated or aluminium), fascia and gutters. |
| Services | 10–15% | ₦6m – ₦14m | Electrical wiring and fittings, plumbing, septic or soakaway, water storage. |
| Finishing | 30–40% | ₦18.5m – ₦37m | Plaster, screed, tiles, ceilings, paint, doors, windows, sanitary ware, kitchen. |
4-bedroom duplex, 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% · ₦3.1m – ₦9.3m
Drawings, structural design, soil test, building permit, clearing and setting out.
Inspected, then paid
- 2
Foundation10–15% · ₦6.2m – ₦13.9m
Excavation, blinding, footings or raft, foundation walls, DPC. More on waterlogged or reclaimed land.
Inspected, then paid
- 3
Frame & blocks20–30% · ₦12.3m – ₦27.8m
Columns, beams, blockwork, lintels; for a duplex also the first-floor slab and stairs.
Inspected, then paid
- 4
Roof8–12% · ₦4.9m – ₦11.1m
Timber or steel trusses, covering (stone-coated or aluminium), fascia and gutters.
Inspected, then paid
- 5
Services10–15% · ₦6.2m – ₦13.9m
Electrical wiring and fittings, plumbing, septic or soakaway, water storage.
Inspected, then paid
- 6
Finishing30–40% · ₦18.5m – ₦37m
Plaster, screed, tiles, ceilings, paint, doors, windows, sanitary ware, kitchen.
Inspected, then paid
Stage built
Inspected
Report & photos to you
You release payment
5-bedroom duplex: cost stage by stage
| Stage | Share | Approx. cost | What it covers |
|---|---|---|---|
| Design, approvals and site preparation | 5–10% | ₦4m – ₦11.5m | Drawings, structural design, soil test, building permit, clearing and setting out. |
| Foundation | 10–15% | ₦7.5m – ₦17.5m | Excavation, blinding, footings or raft, foundation walls, DPC. More on waterlogged or reclaimed land. |
| Frame and blockwork | 20–30% | ₦15.5m – ₦34.5m | Columns, beams, blockwork, lintels; for a duplex also the first-floor slab and stairs. |
| Roofing | 8–12% | ₦6m – ₦14m | Timber or steel trusses, covering (stone-coated or aluminium), fascia and gutters. |
| Services | 10–15% | ₦7.5m – ₦17.5m | Electrical wiring and fittings, plumbing, septic or soakaway, water storage. |
| Finishing | 30–40% | ₦23m – ₦46m | Plaster, screed, tiles, ceilings, paint, doors, windows, sanitary ware, kitchen. |
Why a duplex costs more per m² than a bungalow
- The first-floor slab and staircase. Concrete, rebar and formwork for the suspended floor add a whole extra structural stage.
- Heavier foundations and columns to carry two floors.
- Scaffolding and working at height for the upper floor and roof.
- But a duplex uses less land and roof per bedroom, so on expensive plots it is often the better use of money.
Ways to save without cutting corners
- Keep the plan simple: a rectangular footprint and stacked walls and wet rooms cut concrete, rebar and plumbing.
- Fix the design before you start. Changes during the build are the most expensive changes.
- Buy materials in bulk per stage when prices dip — we track them on our price tracker.
- Spend on structure and waterproofing; upgrade finishes later if you need to.
- Pay per inspected stage, so you never pay for work that has to be redone.
Current material prices
| 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 | — |
Questions people ask
How much does it cost to build a 4-bedroom duplex in Nigeria?
About ₦42m–₦61.5m with basic finishes, ₦61.5m–₦92.5m with standard finishes and ₦92.5m–₦126m with premium finishes in Lagos in 2026, excluding land.
How much does it cost to build a 5-bedroom duplex in Nigeria?
About ₦52.5m–₦77m basic, ₦77m–₦115.5m standard and ₦115.5m–₦157.5m premium, excluding land.
How long does it take to build a duplex?
Usually 12–24 months from building approval to handover. Funding in steady stages is the biggest factor.
Can I build a duplex in stages as money comes in?
Yes. Many clients fund foundation to roof first, then finishing. We plan stage payments so each stage leaves the building protected (for example, roofing before a long pause).
Does the cost include the boys’ quarters (BQ) and fence?
No. A BQ is priced like a small bungalow by floor area; fence, gate, paving and borehole are external works, usually 10–20% extra.
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