₦airaland Forum

Overview

The proposed block of flats is a 2 wing apartment with a 4 bedroom semi-detached duplex on a wing and 2 units of 3 bedroom flats on the other. The fabulous 4 bedroom semi-detached duplex contains 3 spacious bedrooms; plenty of closet space; 1 guest bedroom with a private bath; 1 master suite with generous closet space, a spacious bath and a private balcony; a separate family room with a private terrace; a huge great room for lounging and dining with a bar; and a kitchen conveniently located near the dining area with a utility room and a private terrace. This house is complete with a carport suitable for 2 cars.

see the draft floor plan for more info:

I decided to create this thread to document and provide useful information to anyone who has decided to head down the path that my client (love-tosin, a fellow nairalander) did, and build their own house. This will be a true, real life and hopefully day to day as it transpires update.

Before we start I would like to give thanks to all my friends on Nairaland whose advices, critique, suggestions and ideas were instrumental over the years in nudging me towards this decision.

I would also like to invite all the Do-it-yourselfers, Builders, Workmen and Contractors in the house.

So here we go, follow along and I do hope this inspires you to get out and just do it!

Sagewood:
@ All
Awesome threading guys! Concerning wooden and other finishings in Nigeria, I believe there are many skilled craftsmen in Nigeria. One major problem is the lack of online presence. If the big and (even small) furniture shops / businesses in Nigeria advertize online and have their own searchable websites, they will easily reach beyond the Naija borders and compete for the global market. Most furniture in the US and Europe are imported from countries like Malaysia, India, China, Philippines, etc. Why not Nigeria

These doors are locally made for N17k.

caseymoney:
Spyder800, please more of those nice POP interior design.  What are those wall edges design highlighted in red called? I need to do such design after completing the plastering of my house. Is this also done by POP guys or bricklayers? Please my post is for y'all in this thread.

They are called "QUOIN". They are part of architectural finishes.

Am Alone:
Spyder thanks
the 4by4 cost 23k5
the 2by 2 cost 10
the 4 by 5 cost 28k
All casement and the materials is Towers!!!

Good job, great price!

@Spyder880 - Coincidentally, I'll be starting a multi-dwelling unit project for a client won over from yr thread. I've decided to open a thread for this project based on inspirations drawn from your thread "THE REAL COST OF BUILDING A SIX BEDROOM BUNGALOW" to document and provide useful information to anyone who has decided to head down the same path.

I am looking for some pros and cons of going one way or the other. Thank you in advance for all responses and advice.

Wow! I'm in.

caseymoney:
Am Alone and fellow Nairalanders, below is the quote I got for POP Ceiling:  Am Alone, I saw your previous quote, stating you know a guy that will take N2700/sqm². Pls fellow nairalanders, critique this quotes and for those that know people that can do the job, pls recommend as usual. thank y'all.

POP
1 Big Arc                    =N= 20,000
2 Small Arc.                =N= 30,000
Total Square meter    =N=3,500

Although myself and Am Alone are always at loggerhead over issues, I would not deny the fact that he's doing a great job in his house and on this thread. At the present stage (Finishing stage), we will see some differences in pricing. In Am Alone's case low pricing may not mean cheap quality but there are some contractors who will like to do whatever it will cost them to register their name in the project. For such people, profit is not the issue but making the house another reference point is their target. "Na we build that beautiful bungalow", "Na me design the fence"

That's the reason you should build without compromising standards. N2,700 per sqm is not a bad deal.

Am Alone:
^^^Seriously!!!!
Well, that was one of the reasons why I was
suspicious about Brabus 4.5m(fence,approval,omonile. . . etc)


Again, there is a difference between building a house for rent
and one for yourself. It can be up to 2 and a half time more
depending on what you want!!!!
It is just a case of Danfo(350k) and a private infinity jeep(3.5m)!!!
Peace!!!!

The guy is building in Lekki, while I'm building in Sagamu. No raft except for the back of the house, No much Filling cos I'd graded the site and also the difference in cost of materials. The highest amount I bought cement was 1,650. So what's the suspicion about?

Just noticed my mistake N1,850 for the cement and not N1,650

Dereformer:
This is indeed a great thread.

Please what is the difference between a Bungalow and a duplex?

It appears building in lagos, abuja, Ph and other big cities in nigeria cost more in terms of materials and labour.

Can N1,800,00.00 be enough to build a small 4 rooms and parlour in the village (ie not in any of the big cities mentioned above)? There roofing will be with normal zinc, no tiles,no pop, normal wooden doors but with 'almaco' window more like an average building.

Responses will be highly appreciated.

Sure, N1.8m can do something simple but beautiful. Contact nexthome@live for more details (pics)/floorplan.

spyder880:
http://www.vanguardngr.com/2011/05/warning-alert-in-lagos-
evacuate-heavy-floods-coming/

Good info, I really hope most people buy lands in the affected area understood what flooding means. I was priviledged to visit the Oyan dam, I pray we do not see it happen. The water release from the dam was to save a large part of Abeokuta from being submerged if the dam should give way.

kuntash:
^^^^^ good talk Prince,

Now, OMONUAN, Mr ALONE, SPYDER, and emmm emm, who again, eehenn,,, BRABUS,   CAN YOU GUYS CONFIRM WHETHER NA UNA OWN HOUSE UNA DEY BUILD OR UNA JUST BE CONTRACTOR WEY DEY BUILD FOR PEOPLE?


ANYONE WEY LIE, i get meter I fit use detect am via your IP address you respond with or view nairaland with,    SO SPEAK!

@kuntash, the project is 100% owned by me. Although, I'm doing some other projects right now but I wont feature them here unless I have the consent of the owner.

@sunnyjz, do you have yr house plan ready? If you do, send it to my mail box, I will help you prepare an estimate (Ibadan/Ogun state price).

Send email to nexthome@live.com or bosun.dav13s@gmail.com

Hello sunnyjz,

Action produces results!

Thinking that if you don't do anything or if you have all the answers (which I doubt you can get from here), great things you desire will just come to you is like living in a day dream, but when YOU take that first step, you will soon be unlocking the doors to your own home with pride.

Believe you can build it and take actions that will cause it to happen. Make progress today! Get a House Plan and run with it.

love-tosin:
@jumyg:, sorry to say this,but omonuan is about right,as i thot the same too on a first look,but looking closely you did your best,we can only always learn.hes is only trying to sound a warning to others in diaspora.

@love-tosin, if you fail to plan, you plan to fail. I tend to disagree with most people on this issue cos she building in Lagos the way she sound. If you choose a bad builder, the finishing of your house will be horrible. I think this is a case of poor finishes not a total rip off.

My dad is an architect but he can never design or build for me.

Is N18.1m too much for building of 4 units of 3 bedrooms all rooms ensuite and 2 units of 2 bedrooms BQ all ensuite?. NOTE: Cost includes  Foundation, lintel, decking, roofing, electrics, plumbing, all rooms tiled, burglary on all the windows, burglary entrance doors (14 doors), wooden doors about 40 or more, plastering of internal and external building, plastering of external and internal fencing, painting of building internal and external.

@omonuan, na you again with this yr uncompleted 30 bedroom hostel in PH. How much do you think will have finished the 4 units of 3 bedroom and 2 units of 2 bedroom all ensuite? Standard finishing.

kuntash:
Brabus, are you sure? I am of the opinion that roofing alone might take half of that,  plastering, etc, 

well u r the experts ,

@kuntash, Spyder880 na bargain master so dont be suprised o.

Rough Projection
Roofing like 1.2m MAX (using Aluminium) - quote me.
Level 1 - 600k
Plumbing/Electrical - 400 - 450k (assuming he's using N6,500 WC and no jacuzzi)
Plastering - 350k (hopefully cement will be 1,200 by then)
Floor finishes (standard tiles, no marble or granite) - 400k
Aluminum Windows/Doors - N500k
others - N250k

It may be more but definitely not more than N1m extra.

favourite:
Am alone, brabus, spyder 880 and the house as a whole

We are planning to start laying out foundation and we want to know which one is better.

Digging a borehole or a well?

your responses will be appreciated

@favourite, sink borehole if you have the cash. Its better for you.

Jumyg:
Spyder,

Well done oh. How much do you think will complete your house (estimate) with standard finishing?

I have spent N19.5 million on Main building of 4 units of 3bedrooms flats and BQ of 2 units of 2 bedrooms flats with standard finishing and the compound floor plastered. I started the project in 2009 and it’s now completed. Would you say that was a reasonable amount spent.

Spyder880's house to completion will still gulp like additional N3 - N3.5m

Am Alone:
I don't! But I believe you want to use it for the balcony of your house?
What I see in your prototype is iron and I think its really very fine!!!
If you need it for your balcony, do it think it will be finer?
Peace

Unfortunately not my house, but for a client's house in Abuja. I'm using iron for my house and when I'm done, my stair will look like this.

Urgent!!!

I need a quote for 27.6m balcony and 6.5m staircase.I learnt it is done per meter. Please kindly send me with a quote on my email or call me. Thanks

A little bit off thread,  Anyone with idea of how much stainless steel rails cost per meter? I need quote for 27.6m balcony and 6.5m staircase. Pls mail me on bosun.dav13s@gmail.com Thanks

Onisuru1:
@Brabus,
am really ara ile, sagamite to the core omo onisuru ni sabo sagamu. i realy appreciate your response am realy considering the paving bricks ut considering the are to cover over a standard plot of land. but with your advice maybe i will av to rethink. what about molding it because quality in this industry is self induced. please advice on basic requirement to mode the bricks myself and the cost savings expected. baba i do prefer molding my things all my blocks were mode to spec according to needs.

Sure, you can rent my moulds at a fee. I cannot advice you to go and buy moulds. Get Stone Dust, Granite, Cements, Water and moulders.

Onisuru1:
@brabus
baba kemi ola o gun. am really plaining to be your neigbour one of this day. am still pleading with my mum to sell some land for me in that your particular area, if she is convice about the decision then expect me very soon (what the elder sees sitting down, young my not sees it standing on the roof top) otherwise GRA will be the alternative. do you av a clue of land price in GRA now.or better still develop one of my site along lagos/ibadan expressway.

@ general house
please advice on compound floor, what is the different btw interlocking bricks and rthe regular concrete floor and advantage and dismerit.what is the esimate of covering over 300sqm i get a very big compound after building somehow massive house covering over 800sqm so dont advice another structure

@am alone
dangote and burham is almost the same dry faster best when speen matter and during raining season and economical, elephant take long time to dry but very srong when full dry and is on high side to get the original 50kg elephant cement

more cement to our project, ki TOWER PE LORI, KI MARBLE PE LESE, KI TEXCOTE PE LOWO ,OGUN ODUN KOKO NI DECKING WA MA DURO.

@Onisuru1, you sound like ara ile. Lands in GRA starts from N2m upward. I got one for N1.2m but decided to go for the present one because I like having a very big compound.

The difference between concrete floor and paving stone

1. Concrete Floors are not always Flexible. They May/Will crack over time.
2. Paving stones are extremely Flexible and have Lifetime warranty against cracking.
3. Concrete floors  are Difficult and Expensive to repair. And such repairs cannot be made without ugly scar marks. who knows when you may need to replace those leaking pipe buried under the ground?
4. Paving stones are small and uniform in shape. This make them easy to replace. Even the ones with stains can be flipped.
5. Paving stones comes in widest range of surface finishes, colors, shapes, and sizes. Concrete floor is just plain


Pricing will be hard to give and for personal reasons I'll not like to give rough estimate. A visit to the site will be more appropriate.

The bottomline, I do sell paving stones (different shapes and designs) if you choose to go for it.

@Am Alone, good job! I love the style of your fence.

@cinzo, let me confirm from my supplier friend. i got a very good deal from him when i want to do my deck. The last price I bought was N2,050 but it can be lower if u talk to the boys in WAPCO.

@sunnyjz, where's yr project located in Ogun state? I'm in Ogun and know that building is not that expensive. For instance, in Laderin 1 bedroom flat (kitchen, 2 toilet and space to build extra 2 rooms) was sold for N1m. Its state govt project anyway and I have one that I bought for office use at N2m (pic later). Also, Ajebo, 3 - 4 bedroom built and roofed with aluminium (not plastered, no finish) goes for N4m. All this is as a result of low cost of building materials.

Your location?

agabaI23:
The 300 bags will it be used for the blocks? 200 bags will give 5000 blocks @25 blocks/bag abi? or do you need additional 200 bags, that 500 bags in total?

You didnt highlight the NOTE. The 300 bags includes columns, pillars, beams. This is just a rough guide and not a real estimate, so the figures are just based on assumption. Of course, I know that he 200 bags will not be enough for the foundation/fence/german floor, hence the reason I put 700k - 1m as miscellanous.


@Dickyson, 50k is ok but pls pay them in the office and obtain necessary receipt. I really wish I could help in this regards, I usually pay them using my contact in Zone 2. With that arrangement, them no born dem to disturb again.

Please send me the pricing information. nexthome@live.com

hasyak:
Re: The Real Cost Of Building A Six Bedroom Duplex
« #2294 on: Yesterday at 16:30:13 »
Hello house, I really appreciate this thread, thanks to all. My question goes to those developing in Eti-Osa LGA, Lagos. please how much do you think i should pay the Local government council as development fee for a story building. Why I am asking, is because they serve me a paper to pay 200k before commencing work. Opinion needed.

Thanks

its about negotiation, i gave them 20k and paid 25k officially

Where is your site located specifically? Maybe I can give you someone's number to call. I used to live Owode Reservation Estate, Langbasa and I have a friend there who sabi those guys.

kuntash:
Brabus & Spyder, please whats the current cement prices in your various locations?

need to know whether Dagote would consider goodluck in his biz

Am not sure Dangote will be willing to go down as Africa's Richest man.

busayowale:
@Brabus. Thanks a lot for the breakdown. Yes it is a storey building just like yours. Would the estimate be reduced if it is just a building of two flat ground floor. I am thinking the cost of iron rods will be reduced since it is not going to hold any decking. I dont wan't to embard on a project to be abandoned later. If i am spending 1.2 Mil. on the foundation, Decking would be gulping 3 Mill then plus roofing. Please advice.

@Busayowale, it sounds like you are operating on a tight budget. If you read the "Money Saving Tips" that I posted in post #2298 of this thread, the 1st thing there is to make your mind. In this regards, you are the only person who can that make decision, I doubt anyone here can give you any advice on what to do without knowing your purse.
But if I go by the way you sound, a bungalow with moderate finish will be just fine. Elebu is not Onireke, Alalubosa estate or Iyaganku GRA where properties are well - priced. Do something moderate and finish on time.

Read that post very well, it may help in making an informed decision. That one na Spyder880's secret, make u no tell am say i tell you o.

wolesamson:
@brabus,

   i tot of it too dt it could gulp up to 30M, d chalet is a two bedroom with anoda room for d maid. If u dont mind, i will like to know how u set up your project into phases, breaking it into phases will help me a lot. please u can share it with me if u dont mind.

thanks.

Sure, I'd be glad to do do so. But this is what I would do if I had the opportunity to do it again.

Foundation/Fencing/German Floor
- Buy 60 tonnes of granite
- 3 tipper of sharp sand
- Sand (as many as you can afford)
- 5,000 blocks for the foundation and fence
- 200 bags of cement
- 1 tonne of 12mm rod
- 3,000 litre Plastic Tank
- Well or Borehole if possible.
- 20 tipper of laterite
- Keep additional N700k - N1m for labour and miscellanous (Note: planks should be reused!)

Block Work (ground floor/guest chalet)
- 5,000 blocks for the main house
- 300 bags of cement (Note: Beams, Columns, Pillars inclusive)
- 1/2 tonne 12mm rod
- Labour /miscellanous - N350k

Decking
N2 - 3m (Note: Electrical/Plumbing work inclusive)

Block work (first floor/gate house)
Note: I choose to to have the gatehouse now since we are getting to finish stage.
- 3,000 blocks
- 200 bags of cement
- 1/2 tonne 12mm rod
- Labour /miscellanous - N300k

Roofing
- Gutter Roof - N1m or more
- Wood/Stone-coated tiles - N3m (The estimate for my house size is N2m)

Burglary, Aluminium, Door (Soft Frames), Balustrade

Finishing

and all others.

Hope this will help. All cost are based on assumption and not the real figure.


-

wolesamson:
the building comprises of d followings;
1) ground floor (pre sitting, main laounge, dinning, kitchen, store, sport room n gym, studio, guest room ensuite and mini home office )
2) first floor (master bedroom with walk in closet, study, kitchenet, box room, family lounge, and 3 rooms all ensuites).

pls comments r welcome, i just want to av a rough idea of wht dis could cost n see how to go abt it.

thanks,

@wolesamson, I can see too many similarities in our project except for few differences (yr pool is what i have as fish pond, yr basketball court is what i have as 5-man a-side football pitch and my guest chalet is 1 bed). I'm sure you will be using 2 plots like myself.

For a project like this, dont expect to spend anything less than N25 - N30m. I budget N20m for mine but had to pipe low when I see what the main structure is costing me. The space for the additional structures and features are still there for future consideration. Main building alone will take nothing less than N17 - N20m (standard fittings), Guest chalet - N3 - N4m, Fence/Gatehouse/Pool/landscaping - N5m

Send me the pic nexthome@live.com

omobashua1:
@ busayowale
brabus gave u a good breakdown,one of d tricks of d trade is to dig your soakaway immediately,that way d laterites they take out from there can be used to fill your four flats in preparation for the german floor.mind u this will definitely not be enough but it will go a long way.A load of laterite is about #5000 - #6000.Budget atleast 6 -10 more.digging the two soakway should not be more than #25,000 - #35,000,one is for d water waste n it usually about 6ft deep,the big one is about 12ft deep.I will suggest u hire hausa ppl to do it over there if u have a choice.u can always count on them in most cases not to run away mid way because d job can be daunting.i can't not stress location n d area compositon enough.is d street tiled already ? if it is,it affects d level of your dpc,if it isn't tiled,u will have to make your dpc high for future consideration so when they enventually tile d street your 1st floor will not end up looking like an underground dungeon.D higher d dpc,d more laterites u will use hence more money.Ibadan really have good soil formation n i will guess that about four coaches of 9' block should be ok.1000 blocks should do d job,u will still do blinding b4 u start laying the blocks,about 10-15 bags for that.As per d german floor,u have a choice of doing it immediately after d dpc or after the linted n just b4 d decking.i have done it both ways and i noticed that doing d german floor right after d dpc ramming n all was more expensive than doing it later.mine was predicated by circumstances,d site was a water logged area n it reguired that,i also feel it is a better option.My other site is a very good area n i did d german floor right b4 d decking,it costs me less money too.I will have to rescind my initial estimate of 500k,more like 800k.i definitely do know that d 1.2 mil u were quoted is way excessive.

Although, this sounds good, I dont like recommending it for the following reasons.

1. It will increase your initial cost. How? You will need to pay for digging of the septic tank/soakaway, setting of the block, plaster and possibly deck it right now, for it to be meaningful.
2. It won't be enough to fill up a 4 flat.
3. Rainy season is just around the corner, you might end up creating problem for yourself if the septic tank should give way or collapse. In some cases where it is close to the main building or fence.

With all the above-mentioned reasons, digging a soakaway at the beginning of yr project is not advisable. You may save that till the time you want to fill your compound.

This is my own view.