The short answer
- —Mainland 3-bedroom flat (e.g. Yaba): about ₦45m–₦85m.
- —Lekki Phase 1 3-bedroom flat: about ₦120m–₦250m.
- —4-bedroom duplex in Ajah: about ₦95m–₦160m; in Ikoyi or Victoria Island: ₦450m–₦1.2bn.
- —Building a 4-bedroom duplex costs about ₦61.5m–₦92.5m plus land.
Build cost per m²
Building instead? What a square metre costs
Building only: no land, external works or furniture. Finish level is the biggest choice you make.
Local tiles, standard doors and fittings, PVC ceilings, emulsion paint.
Good porcelain tiles, POP ceilings, quality sanitary ware, aluminium windows.
Imported finishes, feature lighting, fitted kitchen and wardrobes, smart wiring. High-end Ikoyi/Banana Island builds can exceed ₦450,000/m².
4-bedroom duplex · Basic
₦42m – ₦61.5m
about 280 m²
4-bedroom duplex · Standard
₦61.5m – ₦92.5m
about 280 m²
4-bedroom duplex · Premium
₦92.5m – ₦126m
about 280 m²
House prices in Lagos by area
Typical asking prices from listings in early 2026. Use the currency switch to see pounds or dollars at today’s rate.
| Area and property | Typical asking price |
|---|---|
| Yaba (mainland) — 3-bedroom flat | ₦45m – ₦85m |
| Lekki Phase 1 — 3-bedroom flat | ₦120m – ₦250m |
| Ajah — 4-bedroom duplex | ₦95m – ₦160m |
| Surulere — 4-bedroom duplex | ₦240m |
| Gbagada — 4-bedroom duplex | ₦250m |
| Ikeja GRA — 4-bedroom duplex | ₦500m |
| Ikoyi / Victoria Island — 4-bedroom duplex | ₦450m – ₦1.2bn |
Land prices: the other half of the decision
| Area | Typical price per plot (about 600 m²) |
|---|---|
| Ikorodu | ₦15m |
| Epe | ₦27m |
| Ajah / VGC | ₦210m |
| Lekki Phase 1 | ₦570m |
| Ikoyi | ₦1.1bn+ |
Buy or build?
| Buy a finished house | Build your own | |
|---|---|---|
| Price | Includes the developer’s margin | Building cost only (e.g. ₦61.5m–₦92.5m for a 4-bed duplex) plus land |
| Quality | Hard to see what is inside walls and foundations | You choose materials; each stage is inspected |
| Time to move in | Weeks to months | 12–24 months for a duplex |
| Title risk | Check the title of the house and the estate | Check the land title before you buy it |
| Design | As built | Designed for your family and plot |
Building usually wins when you already own land, want a particular design, or are buying in a growing area (Ibeju-Lekki, Epe, Ikorodu) where finished stock is limited. Buying wins when you need to move in soon. Whichever you choose, verify the title first: see buying land in Nigeria from abroad.
How much is a house in Nigeria in US dollars or pounds?
Switch the currency at the top of this page to convert every figure. As a rule of thumb at October 2026 official rates, ₦100m is about $75,000 or £57,000.
Questions people ask
How much is a house in Nigeria in US dollars?
What is the average house price in Lagos?
Is it cheaper to build a house in Nigeria than to buy one?
Can foreigners or Nigerians abroad buy property in Nigeria?
Sources and how we checked
- Nigeria Housing Market — Lagos property prices 2026 (January 2026)
- CBN official exchange rates (October 2026)
- 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)