ever811:
oga you lie..how how much will it cost to purchase the following alone..blocks,chipping stones,... ...cement for casting of foundation trenches,dpc slab,first floor slab,laying of blocks ,plastering, suckaway and tailing job.rood,wood for lintels,slab and roofing.roofing sheet..electrical material plumbing materials,..etc..baba 9m is just no where close pls..bellow is a bungalow we are currently working on,..the total cost for this bungalow is 52mill....

lastpage:



First, as has been mentioned, the final cost will vary a lot and will depend on a lot of factors such that you cant compare your cost to that of others but what you can get is an "average".

For example, the type of soil on the land you bought (alone) can make a difference of #3Million Naira in your expenses.
Assuming you bought a "soft soil" land, compared to someone who bought a red-clay land.
The former's foundation would consume a lot of Iron, Cement, Granite and Stone-dust/Sharp Sand in building say a Raft foundation tha may be as high as 5ft minimum (to avoid future stories of the heart) while the latter's foundation may just be 2ft high without much reinforcement.
With current cost of Iron and Cement, l am sure you are getting my drift.

Having said that, if you are not the lazy type (and l dont think so otherwise you wont have been planning to build your own house), l would advice you to go to the property thread and READ, READ and READ building projects (especially the DIY ones where the owners double as the Supervisor ) and then cap it with the off-topic thread (you can always skip the wailing and rubbish post that wont contribute anything to your quest for knowledge) linked below

https://www.nairaland.com/2550211/general-topic-thread-to-discuss-anything

Knowledge is Power! These threads would make you a small "Pro" in no-time
If you are a novice to building (in terms of "basic knowledge", expect to lose as much as 25% of your budget to greedy builders/Contractors who will eat you without mercy! (not all of them are guilty of this, there are some like Abdulwatexc who still do a good job for the money)
Inflation of cost of material, over-invoicing, over-inventory, buying lower quality than quoted, e.t.c are ways you will lose money, just to mention a few

You have seen how your "proposed cost is jumping from 9M to 20M to 25M to 30M already!

But dont let that dampen your spirit in anyway.
Just start and dont bite more than you can chew!

Your build wont be the best in Abeokuta and it won be the worst ......but do something you know you will COMPLETE in good time.
Dont over-build to impress anybody.

I can feel you are already feeling depressed by that 30Million mentioned

It all depends on you:
*Can you spare the EFFORT and the personal TIME to cut down cost (You can have an over-seeing consultant on a fixed payment based on site-visits..... not someone just collecting your money and staying-away from the site!)

* Be very careful with parting with money, especially to these Contractors on Nairaland!
Ask around, there are some Contractors l will not give my #3, not to talk of #30Million.
Ask around but for now, l have "very strong opinion" about Abdlwastexc and Spyder (search for the threads of these two, good builders and read)

I hope you realise that MONEY can cause enmity between you and your Uncle and Father-in-law?
My Mother use to tell me this: " Any amount of Money you cant forgo, dont lend it to a relation otherwise, you might have to chose between your money and your relation" .
Be careful in that area, l take God beg you. (Except you are a very, very "Cheerful Giver"

The cheapest part of the build is the block-work itself but it is what makes you think you are building a house as it springs into life.
Major areas of cost in "approximate percentages" are:
Foundation (13%), Blockwork (8%), Decking (11%), Roofing (10%) Windows and Doors (15%), Plastering and Tiling (20%), Plumbing, Soakaway and Electrics (10%), other Finishings (Painting, Compound, , e.t.c) 10%. Let us set aside another 3% for contigencies, totalling 100%.

Now, you can start work once you have 40% of the cost as cash and you have a steady stream of income, otherwise l would suggest you up it to about 60% but please, DONT overbuild to impress!
It is better you build to a scale your budget can accommodate within 12-16months max. (I know you said 6months ).

BTW: Five Bedroom Duplex is very good but do you by any chance have up to eight children or is it just your immediate family that will occupy that 5-Bed Duplex? Well, it is your first house so you want to impress yourself!

Hmmm.... 3-Bed Duplex with 2Units of 2 or 3-Bed Flats at the back will give you better value-for-money, give you flexibility with "sleep-ins" and will bring you income streams, when you discover that you dont need the "Big-Man" house that we all always start with.
I am speaking from experience but l pray you will get there sooner than me and realise what l realised too late!.

Dont mind me, l like to write too much.
I wish you all the strength and determination. Go for it.




Lastpage!

Caveat: I am not a builder/contractor and l am not selling anything o.

amagunnerfan:
I recently bought a piece of land in a very good location in Abeokuta. In the process of getting the building plan approval. I intend to build a 5 bedroom duplex on the land but want to get ideas of how much it will likely cost me.

I am a bit inexperienced but have my father in law and my uncle running the errands for me.

My inital budget was 9 million but my father in law said it won't be enough. How much do Nairalanders think it will cost? I intend to finish this project within 6 months GOD willing.

eph12:

I guess you know the difference between bungalow and duplex?
Then how many are you in the family or how many people are you planning for?

amagunnerfan:
Hmmmm? I will wait for more estimates but not looking good. My capacity is 16m. And have a high taste.

eghosajohnny:
Sir for the 5bdrm duplex in abeokuta below is the breakdown of how I will handle it or guide you on expense to roofing and with this design below if you like it

Foundation: 1.8m
Block work to decking: 2.2m
Decking:2.3m
Block work to roof:2m
Roof wood work:700k
Parapet 700k
stonecoated roofing sheet:2.7m classic sheet
Plastering:850k
Casement window:750k
Artwork:250k

Total so far on this is 14.550m

Below is the 3d of the 5bdrm duplex any other question you can call or whatsapp me on 07031886484

eghosajohnny:
Now since I've stated a breakdown to a point let's take it to finishing so there will be an idea of the amount to complete the project.


Pop:800k
Tiles 1.3m
Doors,800k making the entrance door 350k and others 450k
Electrical and fitting 600k
Plumbing and fitting 900k
Cabinet and wardrobe 700k
Rail and burglary 700k
Painting 600k
soakaway 300k

Total of this is 6.7m+14.5m=21.2m

Which I know is on the high side to me I believe with 19m the project can be delivered

koning:



You can complete it with N16m even with the current price of cement. Just be there and monitor things yourself. Buy materials yourself and hire and independent engineer to supervise. Do not give any builder cash to build and deliver. They will make a minimum of N5m on your head, especially when they know you have access to Dollar or Euro.

They work as a cartel here on NL and back each other up with the outrageous price quotation to make you believe it's genuine. A well trained craftsman can deliver a quality 5 bedroom duplex. Just do some research yourself and work with him. It's your house and you have the final decision.

zamirikpo:
@POSTER dont be discouraged, with 9m u can finish a 5 room duplex,what would be left wont be much, it all depends on the design and the person handling it. most times people take advantage of our ignorance.

i was opportuned to witness the building of a 4room duplex,(since january) the site engr is a christian brother, who was very honest to the point that he had serious battles with the carpenters and iron benders who came to do roofing and finishing. these guys where over billing the owner in excess of over 50% of the original cost,they do this mainly by over estimating the materials quoted for the job.outside the decking and foundation, a duplex is just a normal structure. the extra cost of decking and foundation wont be more than 3-4m. dont be deceived.

so far we have spent about 8m. we have roofed and paid for iron fittings, plumbing and electricals have also been done. the only major thing remaining is plastering and p.o.p. just like someone earlier posted 2.2m for block work from foundation to decking, thats over estimating excessively. the issue is, if u know nothing about buildings, then am sorry u would get ripped off.

if possible ,do extensive background checks by URSELF before embarking on any project....nairaland has so many threads that would teach u many things about building. and if u can ,always visit ur site, or have a trustworthy person supervise for u if u aint around.

finishing also matters.......if u are not tiling ur walls front and back with expensive tiles or skreding evry wall or installing jacuzzi's in evry toilet ,baba.....9m will almost do it.

amagunnerfan:
Hmmmm? I will wait for more estimates but not looking good. My capacity is 16m. And have a high taste.

Reference:


Electrical and fittings 600,000 for a 5 bedrom duplex. Are you joking or what. 900,000 for the sanitary system, haba. These figures cannot even build the backbone of those services thoughtless of energising them, and fittings....duh. You must like poor quality, breakdown prone stuff.

Babayoutoomuch:


We are family of five. My hubby is indifferent abt whichever I go for.But most of his colleagues are always talking of duplex. Since he has saddled me with that responsibility, I need advice on which to embark on.

koning:




You Nairaland builders are a bunch of thieves. "N9M will only get you to window level downstairs". Are you serious?!!. I will never hire a builder from NL. They are all thieves targeting Nigerians in the Diaspora. Op, don't listen to this greedy bastard. With N5m you can conveniently get to Lintel level downstairs. I did it with that and was hugely ripped off as well by the builders and the suppliers. An honest bricklayer later confessed to me that when I order for 500 blocks, 300 will be supplied and laid before I show up. Making it impossible for me to accurately count the number.
With rigourous supervision it could have cost me N4m. NEVER TRUST ALL THESE SO CALLED BUILDERS, ENGINEERS AND CONTRACTORS HERE.

skigbu:
This are my 3D design call me for your 3D designs 09081037402

Braden102:
A 5000 square feet 5 bedroom duplex can be completed within 3 weeks .

Fadelex:

If the kids are still young, then you can go for a duplex as it would give them a sense of privacy while growing up, it also depend on the location, like in abuja here, no-one will give you approval for bungalow cuz of land scarcity. Duplex has many advantage, a good design of 4-bedroom, 2 living room, study, laundary, and a spacious compound will be good.

gabe:
we r talking wires, plastic pipes and wc. Fear God o

Oballer:
52Million for a bungalow

1) did you do piling?
2) Did you cast all the walls in concrete?
3) Are the windows and Doors bullet proof?
4) Is it built on water
5) plus external works and it is not yet done?
6) is it Julius Berger handling it?

52Million for this building that im looking at? 52M is no joke o brova.. it will build 4 shells of terrace flats in lekki phase 2 bruv...

eghosajohnny:
Sir for the 5bdrm duplex in abeokuta below is the breakdown of how I will handle it or guide you on expense to roofing and with this design below if you like it

Foundation: 1.8m
Block work to decking: 2.2m
Decking:2.3m
Block work to roof:2m
Roof wood work:700k
Parapet 700k
stonecoated roofing sheet:2.7m classic sheet
Plastering:850k
Casement window:750k
Artwork:250k

Total so far on this is 14.550m

Below is the 3d of the 5bdrm duplex any other question you can call or whatsapp me on 07031886484

Fadelex:
I've actually taken my time to read all the responses on here and I believe everybody contributed based on their knowledge, I told the OP to budget upward of 25million depending on his taste. Let me state here that construction work is not a guessing work, it is a Precision work, that's why we have various professionals in the industry. No one can determine the cost of a project without a design. same design on different plots will even have varying cost not to talk of different design on different location. Most people talking do not even know the load-bearing capacity of the soil, what types of finishes, external works, administrative bottlenecks and other natural factors. It is better to learn instead of pretending to know it all. God bless y'all.

An experienced professional can 'guesstimate' to a certain degree of accuracy, depending on his 'experience' and sometimes this is sufficient for a prospector to take certain decisions, just as the poster appears to be. I understand in construction there is what is called preliminary estimate and at the very earliest it borders on 'speculation'. With more information coming from the client, the professionals are able to move to the next stage. If he has 9 million he can be told his limits. These matters are discussed in the opening exchanges of any project development. By the time he has a 'solid design' he will have spent money and may not be able to turn back.

It is like a doctor's call. An experienced physician or first responder can tell what could be possibly be wrong and this determines his next line of action which will be a thorough investigation.

Give the man an idea so he knows what to do next. And in my little experience and opinion 9 milion will not get him far.

Reference:


Electrical and fittings 600,000 for a 5 bedrom duplex. Are you joking or what. 900,000 for the sanitary system, haba. These figures cannot even build the backbone of those services thoughtless of energising them, and fittings....duh. You must like poor quality, breakdown prone stuff.

EgunMogaji:
I see desperate people


https://www.youtube.com/watch?v=f1nKR3gYRY8