Evening House,

In terms of PVC and Suspended ceiling can you list the pros and cons of each one?

I have had a few suggestions on using POP/PVC and someone recently brought Suspended ceiling to my attention so wanted to get more information on this.

Appreciate your responses

Evening House,

In terms of PVC and Suspended ceiling can you list the pros and cons of each one?

I have had a few suggestions on using POP/PVC and someone recently brought Suspended ceiling to my attention so wanted to get more information on this.

Appreciate your responses

.

brag3:
.

How much did the roofing cost (excluding the paraphet).
Which wood did you use?

Nice design. Really like this

brabus:
Upcoming!

Bro, sorry to hear that. I feel your pain but please remember its only money and you have good health ( I hope).
The same God that blessed with the 300K will bless you with double that amount to invest and make a nice tidy profit.

Remember, its only money. Life goes on

euromilion:


Nothing really just that I am a little wiser now,I've learnt not to repeat the same mistakes twice,I've invested over 300k in Nigeria, but I ve nothing to show for it,I thank God that it wasn't borrowed,if not I have been screwed.

Secondly,Am trying to keep your thread going for you.

Thank you Brabus.
Really like the way you have addressed all my concerns.

brabus:


I honestly can't say much on land deals or transactions. I'm not a land agent or speculator.

The only thing I can talk about is the cost of building on that terrain which in most cases can survive without raft.

So how much are plots going for in that area now?

brabus:


Now, Dangote is there. People with guts will swim with the Sharks. I believe you know that area will be built by people eventually.

That's where the calculated risks come.

_________
There's a Nairalander here who bought 28 plots there from another nairaland agent (a well know agent on Nairaland). The agent went back to sell some of the plots to another company. The guy (a diasporan) almost gave up but for timely intervention. We just did the needful and got our land back without conceding anything. It was non-appearance.

Oga agent, in case you're reading this. I'm the man behind your travail.

Interestiing. I was tempted to invest in the Lekki Free Trade Zone but some developer played me for over 4 years (with my money still with him) So I am very weary of this area. Been burnt once here so will take alot for me to go back there.

brabus:
Many people are avoiding Lekki free trade zone now like plague. Meanwhile, the informed few knew what Dangote is doing will cater for more than 25,000 people which means condos, MTUs and other flats won't be a bad idea in such area.

Or do we think Dangote will start building staff residence first?

That makes more sense to me than the white elephant Badagry-Benin 10 lane expressway.

At the end of the day, the ROI is what matters.

Thank you for allll your responses.
Please keep first quarter of 2017 free and lets see what we can do on a good budget.
I will relish the chance to do some business with you.

brabus:
My response in quote below.


@Brabus. you really make good points so the question is where should one invest and where and what can 30m get you?



secondly you also mention people who made wrong investment decisions. I take it these are some of your enstranged clients? Did you not advice them when they ventured into this or were you just concerned with doing the job?



I follow all your posts closely and must admit I am very impressed and will love to give you one of my projects but I tend to get conflicting messages from your posts.

In some posts you mention hot and upcoming areas for investment and in the same breath you knock these areas. Another time you advice in build to let and on the other hand you advice against that and instead talk about building to sell.



I just think that for us learners you should try not to confuse us and stick and mentain your stance and advice as such.



Like I said above I am quite impressed with your posts and work and hope we can do business in 2017.

keep up the good work

@Brabus. you really make good points so the question is where should one invest and where and what can 30m get you?

secondly you also mention people who made wrong investment decisions. I take it these are some of your enstranged clients? Did you not advice them when they ventured into this or were you just concerned with doing the job?

I follow all your posts closely and must admit I am very impressed and will love to give you one of my projects but I tend to get conflicting messages from your posts.

In some posts you mention hot and upcoming areas for investment and in the same breath you knock these areas. Another time you advice in build to let and on the other hand you advice against that and instead talk about building to sell.

I just think that for us learners you should try not to confuse us and stick and mentain your stance and advice as such.

Like I said above I am quite impressed with your posts and work and hope we can do business in 2017.

keep up the good work

brabus:
Bro Euromilion, I don't know of any other properties you might have invested on in Nigeria but if it's the one I visited in Ikotun, I'm sorry to tell you that location doesn't worth it.

Road - 0. I'm sure you're aware big trucks can't go to that site except 5 tonnes truck.
Accessibility - fair
Space planning - below average
Neighbourhood - very unfriendly judging the way they handle issues.
Design - fair. Didn't give the neighbor any surprise. Just another 4 flat in the block.

So I really won't advice putting too much energy into this. I won't compare the location with Ibeju Lekki not to talk of UK.

I'm selling a structure built to decking level for 30m (distress sale) in Lekki. Pls tell me how that's a bad investment. Or you believe I would have spent up to 20m on land and the build?

________
The funny part some people got a good advice and decided not to make use of it. At the end they keep blaming policies, everyone and the whole world for their error.

The Reserve is another perfect case study. The reserve built btw (oct 2014 - June 2015) gave me 7.5m in rent in the first year. In few months, I'll be collecting my 2nd rent of 9m. However, there's another build like the reserve (same design but different terrain) on the same area where I built the reserve which may not generate good ROI as the reserve. You want to know the reason why? Oversabi cause am.

Bro.
you need to check well o. I cant get 800k bro but trust me I have had people offer 500k anf its not even completed. Maybe I am dreaming only God can tell when its all done. I will keep you posted.
Having said that there are areas in Lekki where you spend 40m+ and get 800k per flat. and mine no cost 45m o. I no be rich man like you. we deal in the 20s. lol

euromilion:


Bros I was going through your past post,I can tell you that I own 7 flats not too far from you,I doubt if anyone will 500 -800k for a flat there o.

Interesting but why would you spend 40M and get 500K? no way.
Who does this?
Most people I know spend that and build 6 flats (each going at min 500k) some at even 800K which works about to be between 3M and 4.8m per year.
Where are you seeing 500k on an investment of 40M? Bro that does not make any economical sense. Maybe sentimental.

euromilion:


The onus of a successful investment is after every expenses,if you still have leftover then you're doing well,no matter how bad it may sound,I assure you that it will still better than a 500k naira per annum for a duplex of 40million.

I however would not invest in uk myself.if not in ireland or USA,then Croatia or any new eu members,or country that have potential of joining the eu soon.these are where the money is at the mo.

Na wah o.
Hurry up o. You and madam need am o

3strike:



We never go o. Na one of my oga ontop here just land from Dubai with his family today. ours is still in few weeks. I need that Vacay like yesterday

Oga Euromillion.
No be so. Not all risk can be calculated. Even the calculated ones sometimes blow up in our faces.
Granted the country is in a mess now but do you know that people are still making a killing even with all this mess?
Where there is chaos there are also opportunities for those who dare to take the chances.
Like I said this before this is not for everyone ooo but things are still happening there. I don't have a crystal ball but I am sure things will get better (eventually). Like Oga 3strike said in his previous post when the things get better only the brave ones will be standing (and maybe smiling or crying). We can only take the chances based on our faith.

euromilion:


I don't do risk,except it's calculated risk.
At the minute I don't see anything attractive about investing in Nigeria,the country is run by uneducated cow boys that have turn politics into business,all the big big money spent on campaign and election,they're expecting it back from you one way or another.

Nice one. How was Dubai?
Hope you and madam had a good rest.

3strike:


I did a total of 300 Sqm and here are the materials i provided

1. Granite dust with chippings 30 Tonns. paid 90k
2. sharp sand 30 tonns i paid 40K
3. 90 bags of cements @ 1500 each to site
4. 7k for diesel
5. 10k for ramming machine
6. 16k for lylon they laid underneath
7. 450 naira for molding and laying
8. 16k for 40 kerbs.......He said we will buy but ended up using my materials to mold it. I let it slide cos he brought me some red color cement from his shop for design.

Thats about it.

yes it was done on site.

Bro I agree with you o.
I can understand why people clamor for investment in the West due to the BIG risks involved in Naija but remember with huge risks come huge rewards (as well as huge losses) so it's not for the faint hearted. We all have our risk thresholds so those who can, go for it.

3strike:




Those Who Dance Are Considered Insane by Those Who Can’t Hear the Music..........I still believe in naija

thanks

brabus:


I guess this is what you're looking for. Had this installed in my kitchen exit door and something similar at the main gate (don't have its pics now). It doesn't have handle outside. Costs N4,500 or something when I bought it in 2013.

Hi there,

I need WCs and wash hand basins (about 20). Please can you share your price list and brands.
I will like the China one but with UK flush system.
How much do you sell your sets and what brands do u sell?

gbengalite:
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Interesting

Compared to GBP it's a small change to treat your special lady...

xp17:
the money sounds really big when your are spending on naira, but compared with $ which is about '$150; doesn't really sounds a lot.

I am between Naija and UK.
You can mail me @ Jarel_tj@yahoo.com

euromilion:


What country do u base bro?

This is very informative and useful for everyone.
I was thinking of investing on the mainland but not sure of what areas to go into?

I have a budget of 6m for now. Where would you advice?

Also what area in the mainland did you build this shops/security post?
I was on the opinion that you get a much better ROI than this.

Please advice

brabus:
@bebe2,

Have you considered Maryland Estate, Badore. 2 bedroom flat go for 700k, 1 bed is 500k and you can have 8 units on a plot.

Land still sells between 6 - 10m in the area and the occupancy rate is higher.

I'm not an agent not canvassing for business. Just an advice if you want quick ROI. Building is not just saving cost of materials but getting good ROI.

Why will you choose Ogombo over Maryland?

Cost? You'll realize your extra spend on land within the first 6 months.
Neighbourhood? We won't be fair comparing Ogombo with Maryland where there's better planning.
Security? It amaze me that there's less of Omo-Onile issues in Maryland unlike Ogombo where it is their main business.
ROI? The most beautiful 2 bedroom flat in Ogombo will go for 400k at most, whereas the most ugly 2 bedroom in Maryland BADORE goes for 600k.
Infrastructure? Why invest in an environment where you can only leave on empty promise? Govt will fix the road in XYZ year, bla bla blah. The road in Maryland is one of the best road done in any residential estate I've seen around that area and it is well managed with dedicated generator powering the streetlights everyday.



The biggest mistake starts from location. And choosing a good one. A good location is a sell on its own whether here or abroad. We need to always ask ourselves this question "3 years from now, will I want to live here myself?" "Is there a better choice?"

A good house in a wrong location is a bad investment. It cost almost the same figure to build in Lekki and Iyana Ipaja but the rent is incomparable. ~ Brabus.

Happy Hunting!

________
Good Scenarios

1. I've built a 3 apartment house within a year for someone here for 40m, land, fence and documentation cost additional 10m and the first year rent alone is 7.5m which means she will recover her fund in less than 7 years. Within the first 3 months, rent per flat has gone up to 3m which means she's getting 9m next year excluding maintenance fees.

2. I've built a 3 unit lockup shops and a security house for a client on here for 1.2m in a location on the mainland and the rent is 60 or 70k per annum. Meanwhile, a similar shop built on almost the same budget in BADORE road goes for minimum of 300k per annum for each shop.

Property investment is cool in Nigeria but people actually pay for the location than the actual property itself. ~ Brabus

Hi Euromillion,
Please ping me your contact details.
I don't mind doing some JV in Ireland.

euromilion:


Hahahaha,instalment?how do you mean?.

To tell you the truth am not into selling properties,just that am sick of Nigeria investments,I'll not invest in that country again.

I have decided to dispose my three properties over there and never to put money there again.

If you have such money to invest,I'll recommend you come to ireland,properties are doing well here,I can partner with you if you want.

However,if you are really serious about Lagos property,make me an offer and we can take it from there.

Hi Ecel,
Can you furnish you contact details please?
I am considering investing in the UK market.

ecel:


Rent is good in England as your investment pay back period is shorter than in Nigeria BUT property appreciate more in some parts of Lagos than England. You have to pay Tax on your rental income in the UK unlike Nigeria that you may not declare anything to the govt. I can help anyone considering a mortgage in UK or an outright purchase.

Thanks again.
My own project is in Ikotun so not sure I can command that kind of income.
I have been told that maximum I can get for now is between 300 to 450 per flat. some have said I may get 500k with good finishing so thats why I am in this dilema of whether to use POP and Screeding or not.
If I cant command 600k plus then I am struggling to justify the additional outlay of doing this.
BTW project is going very well. Just finished plastering and installation of doors. Next thing at end of month is tiling and toilet fittings.
We thank God and people like you with all your good advice.

God bless

olumide4christ:


Medium-to-high class location varies from city to city. Like I said in my previous post, you haven't told us where your project is located for me to know which group it belongs to.

If its in Lagos for example, medium class locations could range from Ajah, Lagos Island, Surulere, Yaba, Gbagada, Ikeja, Ogudu, Magodo, Ojodu-Berger, Ogba... the list is endless WHILE high class locations range from Lekki Phase 1, Ikoyi, Oniru, Ikeja GRA, Magodo (some areas), etc.

In my opinion, medium class rental income falls btw N600,000 -N1,200,000 while high class starts from N1,200,000 and above.

The estate agents and surveyors in the house may disagree with the above classification, but like I said, that's my opinion. But importantly, LOCATION IS KEY!!

By the way, hope your project is rounding up well. Wishing you God's speed as you complete.

Hi Olumide.

Just one more question.

What would you class as a medium to higj class location? What rental income does it need to generate to fall into this category?

olumide4christ:

[b]
Hi befto,

To answer your question, I think a major issue is the location of your project since you said it is for rentals. POP ceiling and wall screeding, irrespective of their advantages or disadvantages, increase the sale or rental value of properties. If your project is located in a medium -to - high-class area, you may have no choice but to use POP ceiling and wall screeding in the upper floor areas and POP screeding to the ceiling on the ground floor; otherwise, your property may not be able to command the going rents in the particular area.

On costs, POP is usually costed per m2, though the rates are cheaper in some places than others, thus, your location again is critical. Based on my experience in working in Lagos & Abuja in recent times, POP is cheaper in Abuja than in Lagos, just as so many other materials and even labour is cheaper in Abuja than Lagos; don't really know why. I will summarise below:

ABUJA- POP ceiling with cornice (N2700 - N2800/m2); POP wall/ceiling screeding (N300 - N400/m2)
LAGOS - POP ceiling with cornice (N3000 - N3500/m2); POP wall/ceiling screeding (N500 - N700/m2)

Note that the rates above include both materials and labour supplied by the person doing it. I have also noticed that it is much more expensive if you decide to buy the POP materials yourself and pay the installers for labour only; thus its better to give them both materials and labour, but negotiate the rate.

Hope this helps.
[/b]

Awesome. Thanks

brabus:


This mean we are doing all metal works (tank tower, railings, fence grill, burglar proofs), window fabrication, cabinets and wardrobes, paving stones and lot more on site thus ensuring 100% quality assurance, reducing waiting time and also to prevent avoidable mistakes.

Awesome reply.
You hit the nail on head.

Thanks alot for this.

olumide4christ:

[b]
Hi befto,

To answer your question, I think a major issue is the location of your project since you said it is for rentals. POP ceiling and wall screeding, irrespective of their advantages or disadvantages, increase the sale or rental value of properties. If your project is located in a medium -to - high-class area, you may have no choice but to use POP ceiling and wall screeding in the upper floor areas and POP screeding to the ceiling on the ground floor; otherwise, your property may not be able to command the going rents in the particular area.

On costs, POP is usually costed per m2, though the rates are cheaper in some places than others, thus, your location again is critical. Based on my experience in working in Lagos & Abuja in recent times, POP is cheaper in Abuja than in Lagos, just as so many other materials and even labour is cheaper in Abuja than Lagos; don't really know why. I will summarise below:

ABUJA- POP ceiling with cornice (N2700 - N2800/m2); POP wall/ceiling screeding (N300 - N400/m2)
LAGOS - POP ceiling with cornice (N3000 - N3500/m2); POP wall/ceiling screeding (N500 - N700/m2)

Note that the rates above include both materials and labour supplied by the person doing it. I have also noticed that it is much more expensive if you decide to buy the POP materials yourself and pay the installers for labour only; thus its better to give them both materials and labour, but negotiate the rate.

Hope this helps.
[/b]

Oga 3strike.
Nice job here.
Quick question. How much did your Interlocking cost? was this done on-site?
Can you give full breakdown of the costs please?

3strike:
HELP I Need The Service Of A Professional Post Construction Cleaner o.....

Sounds very good. Best of luck
Can you explain what you mean by finishing will be done 100% on-site?

brabus:


It won't be a long wait. Finishing starts shortly. We aren't waiting for the completion of the roof structure before we commence finishing work which will be done 100% on-site.

This is one year project (Conception to Sales period). We hope to conclude finishing by mid-year while we use the last 3rd quarter of the year to market the property.

Thank you.
I will drop you an email

Dominionng:


dominiondecorinfo@yahoo.com
08027233899

Here is one with external plumbing.
This is currently happening now in some area in Lekki. I am a fan of this. I know people do the internal stuff now but I still like the external stuff if for the peace of mind it brings (and as long as it is done properly)

EgunMogaji:


I can't find pictures on here of any recent building with external plumbing.