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Nairaland Forum / Nairaland / General / Properties / How Much Will A 5 Bedroom Duplex Cost? (164346 Views)
Construction Of A 5 Bedroom @ Lekki, Lagos / Can I Build A 5-bed Room Bungalow In Half Plot Of Land / A 5 bedroom duplex with BQ siting on a 400Sq meters@magodo phase 1, C/O .72m,, (2) (3) (4)
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Re: How Much Will A 5 Bedroom Duplex Cost? by noble71(m): 11:43am On Sep 14, 2016 |
mozel247: bro. don't mind that guy he needs Jesus in his life. 5 Likes |
Re: How Much Will A 5 Bedroom Duplex Cost? by twinskenny(m): 11:49am On Sep 14, 2016 |
awelekiti: Alright Sir am from ijero.. You can check my signature Sir if you need any if my services thanks God bless |
Re: How Much Will A 5 Bedroom Duplex Cost? by alpontif(m): 11:49am On Sep 14, 2016 |
Braden102: lets talk about this. do you manufacture these prestressed members in nigeria or you import them? |
Re: How Much Will A 5 Bedroom Duplex Cost? by Nobody: 11:55am On Sep 14, 2016 |
twinskenny:It's ok. I hail from the neighbouring town. |
Re: How Much Will A 5 Bedroom Duplex Cost? by laplace19(m): 11:57am On Sep 14, 2016 |
amagunnerfan: You can build a 5-bedroom duplex with 22-30million depending on your quality and the area. Note also that one can build a standard duplex worth 45million and above. It's a matter of how financially bouyant one is... Personally, this is the range I give until you present your drawing from which I can proceed with the probable cost estimation in my excel sheet....I focus more on the structural members and non-structural members( as i can't compromise them especially the structural members) in my estimation then it's left for the client to tell me the quality of doors,windows, tiles,Pipings, water closet,roofing sheet type,etc cos that's where he/she has a say.....For transparency, I will forward the Bill of Quantity so you can go through it and also do your own market survey.... |
Re: How Much Will A 5 Bedroom Duplex Cost? by ogmask: 12:05pm On Sep 14, 2016 |
Braden102: Brother , pls is this service available in Nigeria ? If yes , pls send contact to ogmaskman@Gmail.com or post it here. Tnx. |
Re: How Much Will A 5 Bedroom Duplex Cost? by Nobody: 12:07pm On Sep 14, 2016 |
noble71:Yes, I needed to educate you because your figure is outrageous. Can you tell me how much a trailer load of cement is? What of a trailer load of iron rods? Conduit pipes and other minor materials can't cost more than 200k max. How many days do you think will be required to build just 5-bedroom duplex, excluding the waiting time needed for the decking to dry up? You're talking to an experienced guy here biko. You don't just deceive people anyhow all because they live abroad. It's not easy out there like most of you guys think. I've had to avoid staying with friends overseas each time I visit because instead of them entertaining me, I'd be the one spending indirectly. So, you can't afford to hide the realities here from them. If you're in doubt, let's do the analysis one-on-one. I can invite you, if you don't mind. I can give you contacts in lafarge for the mixing and where you can get the iron rod and the conduit popes needed. You can discuss workmanship with your architect who has a team he works with. 6 Likes |
Re: How Much Will A 5 Bedroom Duplex Cost? by jmoore(m): 12:09pm On Sep 14, 2016 |
ever811:Inflated budget I guess. 2 Likes |
Re: How Much Will A 5 Bedroom Duplex Cost? by olumide4christ: 12:10pm On Sep 14, 2016 |
eghosajohnny: You claim to be a contractor/builder and you don't know what profit and overheads is all about. Let me educate you: Profit & overheads is an amount/percentage charged by a contractor over & above the cost of materials, labour, equipment to be used in a project which covers for his estimated profit for the job and administrative costs and expenses to be incurred during the project (overheads). It is charged as a percentage & included in each of the unit rates in the bills of quantities. It is totally different from cost of supervision. Cost of supervision only comes into play when the client is using direct labour to carry out the project. I said a contractor engaged me to prepare the BOQ for his client, the client didn't intend to use direct labour so therefore supervision does not arise. Don't mislead people here, go around all the sites in Lagos or wherever you are located and confirm if what I said is true or not from the contractors there. |
Re: How Much Will A 5 Bedroom Duplex Cost? by segcymoor(m): 12:23pm On Sep 14, 2016 |
koning:Now u are taking.... There is a thin line between most and all! |
Re: How Much Will A 5 Bedroom Duplex Cost? by freshvine(f): 12:30pm On Sep 14, 2016 |
ever811: Please create a thread on it let us see more. Some of us are inspired and may engage you. |
Re: How Much Will A 5 Bedroom Duplex Cost? by olumide4christ: 12:31pm On Sep 14, 2016 |
Reference: You should search for his moniker on Nairaland...he has been linked with some projects here on Nairaland that came out badly...and the client had to take over the project. |
Re: How Much Will A 5 Bedroom Duplex Cost? by noble71(m): 12:31pm On Sep 14, 2016 |
awelekiti: bro. we are talking about five bedroom duplex and not bungalow. may be it is only in ur village that 9M will build five bedroom duplex |
Re: How Much Will A 5 Bedroom Duplex Cost? by metallisc(m): 12:40pm On Sep 14, 2016 |
amagunnerfan: a skillfull/well managed 16million will build you a very complete 5 bedroom duplex. If you want extra knick-knacks, you may add another 2million or thereabout. |
Re: How Much Will A 5 Bedroom Duplex Cost? by artizanni: 12:42pm On Sep 14, 2016 |
amagunnerfan: Hello OP, We trust you are having a nice time on this interesting thread you opened. It could even be a bit confusing as different posters are throwing up sveral different figures that is supposed to finish the said duplex. Let us clear your Doubts: 1. You have to choose between Cost and Quality. 9 M can finish a duplex, 100m can finish a duplex, it is a ll a matter of your specifications, the site conditions and the professionalism of your Building team. A poster on this thread mentioned the fact that contractors rip off clients, he even posited that they have sort of cabal on nairaland, and more shockingly stated as a point of fact that you do not need a quantity surveyor, that an experienced mason can give you prices etc. It is well. But kindly take note of the following: A QS is CRUCIAL to the success of a Building project if you do not want to suffer needlessly while implementing your project. Most Certainly, people have been building successfully in Nigeria without QSes, or even Architects and Engineers. But It is best practice to Involve a complete professional team on your project, especially a QS for the reasons below. 1. Every project starts with an Estimate: You need Estimated quantities and cost, prepared thoroughly and accurately, in order to guide you on your project, while Other people can do this, It is better to have a professional QS prepare this for you. 2. Cost Control: A QS usually have access to databases of Cost information, due to constant market surveys. This can lead to better pricing and rates for implementing your project. It is better to be Overprepared , than sorry. And it will not cost you more than what you pay your architect, to hire a QS and have a BOQ,Material and Labour schedule , plus Work Schedule prepared for your project. Too much Information is better than No Information. No 2, If you feel the Labour Cost is too much, you should renegotiate. Standard practice in Our Organisation ( We help Nigerians in Diaspora to design,build,buy, verify,document and manage Real Estate at any location in Nigeria) is to Prepare a Free Detailed initial proposal based on the Client brief, that Includes plans,BOQs and Schedules. The Schedule will include a Material Schedule and a Labour Schedule for the whole work. The material schedule wil state all the specific materials to be used for any area of work, the quantity that will be needed and its unit price. The Labour schedule will state the specific number of artisans to be used for any specified area of work, the amount of work they will do per day , and their cost per day. Our profit is never part of the labour cost, our profit is just 15 percent of the overall cost of the project. so if your house will cost 10 million to build, our fee is 1.5 million. Full disclosure and giving complete information is very crucial to clients not living in the country due to cost sensitivity issues. We have attached a sample of a Material/labour schedule so you will Know exactly what it is. No 3, assemble a team(QS,Architect,Builder) No 4, 1. Please, never ever ever do business with a Contractor who is not professionally indemnified for professional services malpractice by an insurance company. This seemingly negligible point is very vital if you hope to ever get redress if and when a Contractor fails to do as promised. A professional indemnity means that the insurer of that professional will pay up if anything untoward happens to Your Project as a result of the dishonesty,incompetence or negligence of the contractor that was indemnified by the Insurer. This is very very crucial, especially if you are hiring a contractor from an online platform like Nairaland. 2. We have also observed instances on this platform where potential clients will just state the dimensions of a particular building project they have in mind or even upload such and then implore certain ''experts'' to come up with possible estimates for constructing the building. This is one of the easiest ways to get burnt on a project, and while it is very possible to get estimates that are within range of implementing the project, it is very very risky in most cases, as most potential contractors will just underestimate to trap you in, then renegotiate once you commit financially to the project. this is a leading cause of most projects that end tragically for clients. The smart thing to do is to contact professional quantity Surveyors and Estimators, or Construction Firms, who have a database of cost.per square meter of various building types across the country, that is reviewed periodically. They will usually give this out to you for free. once you get this rate, multiple it by the total square meters of your building floor plan, then discount what you get by 40 percent. That will give you the lower range of what it is likely going to cost you to build that house, and the initial value will be the upper limit. If you feel comfortable about the Price Ranges, you should then ask your Quantity Surveyor to prepare a Priced Bill of Quantities for you, and also a material schedule and a labour schedule. Now,some people think a BOQ is useless on small projects,we disagree. A BOQ contains all the work that is to be carried out, this will guide you on what you can remove or not remove, because it will contain everything, including some that may not be necessary. ONCE YOU IDENTIFY SUCH,you can remove it and get a lower cost, but that wont be possible f you do not have a view of the whole picture,and a BOQ gives you the whole picture of the project. Of more importance is the Material and labour schedule that is based on the BOQ, these documents gives you the EXACT number of artisans you need per work type, or the exact quantity of blocks you for example need to build a wall, all down to the cost per artisan or item. Once you have this information, you can decide to use 3 artisans instead of 5 stated in the schedule, and save cost there, or even find a way to achieve cost savings on materials BECAUSE you now have the COMPLETE picture of what you need to achieve your project,and where you can save cost. Avoid guesstimates. 3. Contract agreements: Please in all and every case, never commit financially on any project no matter how small if you do not have a contract agreement with the contractor. there is nothing complicated here at all, a Quantity Surveyor can prepare that for you in a jiffy, and all the project terms and conditions are specified and laid out in clear terms here. This document is particularly important if you need to resolve troublesome issues with a contractor that is failing to do what he agreed to. 4. Payment: If you live abroad, never pay your contractor directly, appoint a trustee, pay the trustee, tell the trustee to pay the contractor if and only if you instruct them, and after they have verified that the contractor is executing the project according to the contract terms and conditions. 5. Quality of construction: Please always involve a professionally registered Architect when planning your project, he will ensure that detailed Standard Specification documents are produced, specifying the quality of materials to use on the project, the construction method to adopt and the quality of construction acceptable and quality control checks that must be put in place. This may seem too academic to some people, who think small projects dont need these sort of arrangements, but from experience a project is a project, and it is better to err on the side of caution. this architectural specification document is part of your contract agreement,and the contractor is liable if he fails to stick to the specification. 6. Time: It is a Myth that you cannot state precisely when a project will be completed. As long as Funding is in Place, and BUILDING permits and approvals have been received beforehand, and there is no Force Majeur event, it is only the ineptitude of a Contractor that will result in any delay on your project. 7. Best Practices: Please, never ever instruct your contractors to flaunt building approval requirements and laws because you want to maximize space or save space or materials. True professionals will not even agree to do such in the first place, but if you end up with a crook, you may regret it at the end of the day because you may never be able to get building permits, approvals or go-aheads, and your building may end up demolished. Always follow best practices. There are many other points that we ll cover in subsequent topics, but the moral of our Advice is always involve professionals on your projects, because if push comes to shove, you can make them lose their practicing licences. Lastly, While not trying to denigrate any of the Parties, We will like to Point out one or two things. 1. The Customer is always right. 2. Always spell out the details of the project very very clearly. 3. AVOID ROUGH ESTIMATES. It is crucial that a Registered Quantity Surveyor Prepare a BOQ, and Material plus Labour Schedule for the project. Please do not try to bypass this. 4. Have a very clearly detailed Architectural specification document, complete with pictures, specified quality, where to buy etc.. 5. For the Client, always do Fixed Cost Contracts, no matter what. 6. For the Client, always make sure your Contractor is Professionally indemnified, so you can always sue for malpractice. 7.Agree upfront on all project terms and conditions, all of which must be in a contract agreement, prepared by a professional quantity surveyor. 8. Embrace cost saving plans at the pre-contract stage, but avoid all corner cutting. To Contractors: Be very professional. let the Client be aware of all Conditions. Discuss estimates beforehand. Agree on a prepared BOQ. Decide if the BOQ value should be tied to inflation or Fixed. Always give precise Estimates. It is a Science, not an art. It is possible to give precise estimates about time and Cost. If a potential Client feels your Estimate is too high, state your Particular Profit percentage on that estimate, and negotiate that lower. If The Client will not budge. Please move on. It is bad practice to start renegotiating on a project after the Client has commenced it. It is very unprofessional. These are just some points you can adopt as best practices in building construction in Nigeria.... 4 Likes |
Re: How Much Will A 5 Bedroom Duplex Cost? by abouzaid: 12:47pm On Sep 14, 2016 |
Babayoutoomuch:the best answer depends on your lifestyle, for example, a retirement home for an old couple might be better off been a bungalow for the sake of avoiding old people from climbing stairs, however for a younger couple, a duplex offers many advantages like better view,more prestige,,better management of available land, more privacy for the occupants etc. 2 Likes 1 Share |
Re: How Much Will A 5 Bedroom Duplex Cost? by Nobody: 12:50pm On Sep 14, 2016 |
noble71:Not in my village but here in lagos in a state govt-developed estate in Alagbado. There's a similar one ongoing opposite my house. I can invite you to meet with the team, if you don't mind. Are you ordering the materials from the moon? I can link you with lafarge at ewekoro for a trailer load of cement you'd use and it will remain, believe me. If you wish to cut cost by cutting off labour for the decking, go to the same lafarge to help you mix the cement for flooring and decking of your house and they will deliver it to site and fill it up in 2 hours instead of hiring 50 men and women for mixing and flooring which could take a whole day. I can also link you with nigerite for the roofing, also with iron rod and conduit pipe sellers at iyanapaja, same with other materials. In Ijaye, there are guys selling slabs there. People don't even buy slabs these days, they only rent and that will lower your cost further because after the building is completed, the slabs become useless, same with bamboos. Please tell me what I don't know about building, which I need to know. Maybe they duped you when you built your own, I wouldn't know. 5 Likes |
Re: How Much Will A 5 Bedroom Duplex Cost? by olumide4christ: 12:51pm On Sep 14, 2016 |
Fadelex: [b]Please tell them ooo! I'm just laughing at so many comments I'm reading here when people will be speaking emphatically out of ignorance. Why don't they tell the doctor the sickness they are suffering from before they are diagnosed or tell the mechanic the exact problem their car is experiencing and the solutions before the mechanic opens the car bonnet? Professionals are trying to guide the OP, they are talking of cabals in Nairaland. They never understand that no 2 buildings of the same design in different location can have the same cost. Someone will build a duplex in his village using gravel instead of granite & complete the building very cheap & will expect to achieve the same cost somewhere else using granite. Where I served in Katsina state many years ago, you could get sharp sand for almost free if you went outside town to get it from some dried up river bed...can you compare the cost of building there to that of the south here where sharp sand is very expensive. In Abuja, the highest price I have bought sharp sand is N27000 for 20 tonnes, where in the whole of the south west can you find 20 tonnes sharp sand for less than N42-45000? Can cost of building in Abuja & Southwest be the same, given the above Let them continue in their ignorance and erroneous beliefs? Only the OP will be at the receiving end! I have realized over time from reading comments on Nairaland and professional dealings that a major proportion of Nigerians don't like to hear facts and truth; they rather like fairy tales which are sweet to the ears...infact, that's the major reason why we are where we are politically and economically. [/b] |
Re: How Much Will A 5 Bedroom Duplex Cost? by ever811(m): 12:55pm On Sep 14, 2016 |
mozel247:honestly I need a single thing to convince me you are human..I do accept criticism on my jobs as that will help me improve in areas that am lacking.but calling me and my team robbers makes you look stupid I must confess..or you are jealous I am going to make goodmoni out of the project?..yes I agree iam a mason.but are you not ashamed a mason is handling a project that a Cambridge university graduate like u can never dream of in your life time? the site is in Abonima rivers state you can come and arrest me for robbing your father of his hard earned money..OK..idiot |
Re: How Much Will A 5 Bedroom Duplex Cost? by metallisc(m): 12:56pm On Sep 14, 2016 |
koning: 3 Likes
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Re: How Much Will A 5 Bedroom Duplex Cost? by noble71(m): 1:01pm On Sep 14, 2016 |
awelekiti: bro. you are funny with your write up. you want to educate a Civil Engr. that 9M will complete five bedroom duplex in Lagos. lol! bro. give your life to Christ. |
Re: How Much Will A 5 Bedroom Duplex Cost? by metallisc(m): 1:07pm On Sep 14, 2016 |
Braden102: those designs there are the real deal! no unnecessary waste of materials. The problem with nigerians is the crowd mentality... someone(probably a rich and influential person) builds a house surrounded by pillars and that becomes the standard for everybody because they want to appear rich as well. If you calculate the amount of materials used for the pillars, you find out that it will be enough for a two bedroom bungalow . you see some crap called residential houses and the owners are saying the build cost 50million and you are looking at it and wondering where the 50million went. people should learn to explore options through independent thinking and research! 7 Likes |
Re: How Much Will A 5 Bedroom Duplex Cost? by ever811(m): 1:08pm On Sep 14, 2016 |
Reference:you just made it easy for people with human brain to comprehend.. |
Re: How Much Will A 5 Bedroom Duplex Cost? by olumide4christ: 1:08pm On Sep 14, 2016 |
rockyh: Not at all ooo...he has been in Nigeria and Nairaland property section for long...that's just his system of engaging prospective clients. Check his mentions and quotes! |
Re: How Much Will A 5 Bedroom Duplex Cost? by metallisc(m): 1:09pm On Sep 14, 2016 |
CzarChris: in that angle you won't go wrong! thank me later! |
Re: How Much Will A 5 Bedroom Duplex Cost? by Nobody: 1:11pm On Sep 14, 2016 |
noble71:There is no need to argue any further on this. You may PM me. I'll be glad to give you a number of your colleague you can call and verify what I'm saying from. You may even pay a visit to one of their sites here, if you like. I rest my case! 3 Likes |
Re: How Much Will A 5 Bedroom Duplex Cost? by Chigorkizz(m): 1:23pm On Sep 14, 2016 |
.... |
Re: How Much Will A 5 Bedroom Duplex Cost? by metallisc(m): 1:25pm On Sep 14, 2016 |
lastpage: 4 Likes
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Re: How Much Will A 5 Bedroom Duplex Cost? by metallisc(m): 1:27pm On Sep 14, 2016 |
akeensbussy: 2 Likes
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Re: How Much Will A 5 Bedroom Duplex Cost? by metallisc(m): 1:34pm On Sep 14, 2016 |
Rekeb: read well... the two(2) buildings so far has cost 17million! 1 Like 1 Share |
Re: How Much Will A 5 Bedroom Duplex Cost? by olumide4christ: 1:35pm On Sep 14, 2016 |
OP, like I have said earlier, your money is yours...you determine what you do with it & live with the gains &/or losses. Your thread has hit front page & whenever that happens, be sure to be more confused than before due to the divergent comments from those who truly know & those who don't know. You may choose to listen to the advice of professionals here or decide to go along with the advice of the not-so-knowledgeable. At the end, your decision will determine the results. Wishing you all the best on your project; it is well! |
Re: How Much Will A 5 Bedroom Duplex Cost? by metallisc(m): 1:49pm On Sep 14, 2016 |
ever811: braden102 check this.. this is an example of what i am referring to |
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