₦airaland Forum

Browne Mews by NextHome | Milestone 3 Achieved.

Pictures from the concrete pour.

ifyalways:
Lol. 80K per annum? Abeg I don't have that patience. And trust me such tenants sabi owe and spoil house. Collect 80K, use 30K repair room, spend 10K on charge and bail lawyer wey go help u collect the rent by Fire by force. Not for me, biko.

Cheap properties do not necessarily translate to good investment. I'll rather build in a place where I'll be getting my steady 500k per annum in a shop than where I'll be getting 30k per annum on 20 shops. The 30k shops will come with 20 problems from each tenant. And the maintenance is overbearing in the long run.

The footprint of Browne Mews is 16 x 31m. That's almost 500m²

That should give us an idea of what we've done with our clients fund.

GhHoney:
Brabus I've been following your posts for a couple of months now (call me a silent reader lol) but one thing I've noticed about you and this whole brouhaha concerning your work is, you get very excited and overhyped when you see money. That means big projects like this excites you cos you'll be dealing with millions in cash. That makes you overuse money and end up stuck in the middle of the projects which makes it hard for you to finish, hence the disagreement between you and your estranged clients. And also note, your excitements make you come of as a braggard e.g "at nexthome, we do this...we do that. Nobody does it better blah blah".

And I observed in your earliest posts how you talk about purchasing and doing things for "quality work, affordable and cheap " and used that phrase lots of times, which makes me wonder is it your way of proving you aren't everything you've been painted to be or another trick into having people warm up to you to lure them into shabby contracts, or just an innocent harmless business strategy. Because you and I know (including everybody else following this thread I'm sure) can attest to the fact that this is a big project and nothing close to cheap. From foundation up to first floor lintel including fence alone racked up to 8.2 million, now that is some money right there. And I don't believe you're buying things for cheap or less expensive. Get real with people and keep a positive image, your image had been tarnished enough.

And my last compliment, you're very very talented. Be humble and sincere, that's all.

The bolded part got me laughing bro! If you're in Lagos, we can sit down to get to meet the real Brabus you really don't know. If I handle 50k job, you'll think it's 50 million naira contract. So don't think I get too excited bro.

The quoted 8.2m seems a lot truly but it covers the following:

1. Foundation and all the foundation materials/labour
2. All blocks required for the project. Over 1.6m is earmarked for that alone.
3. Ground floor block work, lintel formwork and reinforcement including mechanicals/electrical conduit work.
4. Fence work and reinforcement
5. All the logistics including storage, borehole, block production shed, and other things that might have gone into that project.
6. All licenses, fees, settlements paid during the period of construction.

The client is just relaxing somewhere.

Is it cheap? I really can't say but what I do know is that NextHome dump truck is supplying sand at half the market price to this project which explains the reason why we used sharp sand to sandfill. Is this done to lure the client? It depends on how you see it. But what I know is that sand paid for were delivered in full and each milestone are fully completed before entering another one. No variations. So, it's a harmless business strategy.

Talking about savings. The formwork of the slab of Browne Mews is done with 40% of what it would have cost normally. Why and how? The client didn't get to buy any material for the formwork but instead hired at fraction the real cost. We have the boards in large number and that's an added advantage. I'm not posting the actual figure here so as not to make it unreal and unsafe for other contractors but the good thing is this is harmless strategy from me to my client. Some call it chest beating but I made it clear that this project was fully supported by NextHome and as such a whole lot of thing were done for free or fraction of the cost.

The same thing blocks. The client is getting. Almost 500k saving on blocks alone. So, I don't need to prove a thing. The building is there to see and value if in doubt and client is accessible to ask questions.

Now, let's talk brouhaha! If there's one thing I value in life, it is been realistic, honest and fair to one another. Negotiate with me, agree on price, get a contract and do your part while I do mine. Life will be simple and easier for everyone. Now, do we always do that?

Someone here on Nairaland gave me unrealistic deadline to deliver a multi floor project and I told him, it's impossible and practically unsafe even though we can do it his way. What do we see afterward, NextHome is bad company. Brabus is a fraud! Stories and baseless accusations that holds no water even though there's a document from the client which absolve NextHome of any issues that may happen as a result of doing the project his way. Now, almost 10 months after leaving the project (NextHome spent only 3 months tondo the carcass of the 3 floor building), the job hasn't been delivered and it's has been one prob to the other. I'm sure those issues are not discussed here because it's not NextHome or Brabus.
Yet, they keep calling me to ask question or request for info, help or support.

I also did a project in 2012, the client came here to complain and I'm like why? Here's a project that I did within 45 straight days (the records are there online). Surprised to see that the same project hasn't finished even 4 years after I left it. And just last year, the same people that came here to write about me are asking where I got my stuffs.

This is not to say we don't have our shortcomings but I tell you most of the headlines aren't always the true picture. Ever wondered why they keep calling me to come back? It's never the same way again whether they admit it or not.

Bro, you come to me as a good man and I respect that. That's the reason I'm explicit about this. But for me, I've moved on and I've decided not to talk about this again. Call me whatever you like, I've got nothing to prove to anyone.

The difference will always show.

blank:
Please leave that Addo Badore area. That area is under govt acquisition. Any cheap land you buy there, you would have to buy it from govt again. Some areas are even committed lands that people are trying to codedly get rid off.

Really? Can you give the specific areas to avoid? I live in Badore and to my best knowledge the area is fully built up. I have nothing less than 20 plots in my custody and I'm hearing this for the first time.

I've been in that area since 2003.

Milestone 3 Completed | We Thank God

Despite all odds, we got the 3rd milestone safely to completion.

ifyalways:
How much is the rent there? Nobody wants to build and after 5 years, yet to recoup basic workmanship and materials money .

u no go kill us for Nairaland.

Tell me more. I need compactor 150kg or more

You can add me on whatsapp +2348023429122

EgunMogaji:
You can go and post it on [url]VillageHeadMaster.Com[/url]

If only the fraudsters knew how much they are hurting the economy by doing this low level fraud.

Can you chat me up Baba? I've got something for you. It's personal though.

+2348023429122 Whatsapp

Can I get something for 4m or 5m in the area?

@bebe2

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

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.

More importantly, every inch of pipes, every metre of rods, every pint of paint, every gram of concrete really matters to me.

befto:
Looking good.
Can't wait to see the finished article.
When do you estimate this to be completed?

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.

KolaShangOne:
Nice..Will like to see that.. But what if a person has to go on the roof for repairs or maintenance? Its on these tie beams we walk on.. If nogging is done on it, then it's nearly impossible to walk in the roof. What do you think?

When you think of ease of modification/repair, I'll assume the house is permanently designed to use only POP even if the owner wishes to use a different material (Laminated wood, steel, tiles etc) in the future.

Normally, ceilings were created to hide the building infrastructure i.e. piping, wiring by having a plenum airspace above the dropped ceiling to allow access for repairs, new additions and inspections. So what happens to that? POP framework is super when you don't walk on it.

Come to think of it, we don't build attic vent into Naija homes which means our builds rely on the airspace between the ceiling and the roof/slab for airflow/circulation. So if we cut it off or reduce it, what happens to installed cables (like Cable TV Plenum cables, CAT5e/CAT6 cables, RG6 and others which in most cases are plenum rated). I'm sure you agree with me those cables don't like heat.

I think I'm better off with a dropped ceiling noggin than having it on the tie beam. The extra 1ft depth has its advantage. I can have cut braces to anchor it to the roof beam.

ifyalways:
@OP, 1 plot of land @ Greenvile estate, Badore @ 5M. Go for this if you want to build. Rent is 1M for 3 B.D.

1 plot at Harmony estate Badore @ 3M.
1 plot at Abijo @ 2.5M.

Go for the last two if you are into land flipping.
Direct briefs from my omonile friend. Don't waste your money on mainland abeg unless it's places like Ikeja GRA,Magodo, Apapa GRA or Ogudu GRA which are unfortunately sold out or super expensive.

Good one as ever! Greenville is cool. Infact, I'm working on something for a Nairalander there.

euromilion:
Brabus made a lot of valid points,well and good in a sane country,but see,Nigerians are very wicked people,they are constantly thinking on how to do u out of pocket.many will pay first and second yr rent and then from there onward na beg or court order will be next thing,before you know 5yrs has gone,you never get any rent,before come one day u go hear say the tenant when dey owe u 5 yrs rent don move into his own new house which he built with your rent money,then start again from square one wit a new tennant from where u stopped wit the old one ,I can go on and on.

Talking of crash:
Crash is a good thing for cash buyers,best time to buy is after crash which is now.let me tell u a little story,last yr I went to view a little cottage which was going €90k,I was pessimistic about it,I went back a week later it was gone,today that cottage is selling for 210k,if to rent it out u'll be €1200-1400pm,so check it.

You're right. That's why I'm talking about getting the location right. Most court cases always happen on the mainland. In fact, that's where we have 98% of courts in Lagos. That's not to say there's no landlord/tenant palaver on the island but you'll deal more with land issues on the land island than collection of rent because of the class of people living there. Pls don't see this as rating o!

People do form big boys in Lekki though. But you won't survive it for long. 90% of those people who rent on the island are office workers that you can easily obtain their background. And more interestingly, they don't spend most time in the house which makes it almost maintenance free. Unlike some area, where jobless tenants will turn your house into office calling it work-from-home.

I wish we have people or a website that can help people (especially diasporans) compare sites for their best value, uses and quick ROI so that people can make best decision.

Not all grounds are fertile ground bro.

abdulwastecx:
It's stronger to placed the 2 x 2 on top of the tie beam. It's also cheaper.

This got me thinking

What's trending in 2016!

Residential
Mini flats, bachelors pad, 2 bedroom flats, terraced flats, and apartments.

Commercial
Event center, parking lots, warehouse, amusement park, mixed use development, malls and shopping centers on single/ double floor, pools and astro turfs, spas, outdoor bars and clubs, and more.

Hot Locations in Lagos for commercial and residential properties
Lekki Free Trade zone, Ikeja, Orange Island (residential for the big boys), Surulere, All lands from Lekki Roundabout to Lagos Business School, Ijesha (redevelopment into commercial), Isheri Oshun, Okota, Gbagada and environ (commercial), LASU to Badagry, Sangotedo Monastery road (residential), Ajayi Apata and more.

Next-Rated and Upcoming

Epe, Abijo GRA, Lekki Scheme II, Agbowa, Imota, Oko Orisan, Igando, Lusada, Okokomaiko, Okun and more.

bebe2:
to be honest with u, not in the mood for building atall.

wud rather buy a few and secure it.

help me be on the look out pls.

thnks for the birthday wishes, still have a couple of years to go sha

Good thinking. Just few is ok. Don't get greedy! I see some people loosing their lands to greedy land urchins or land grabber when they can't control them anymore.

bebe2:
i dont mind land flipping, just want to lock my money down in secure investment before it all evaporates.

even if its somewhere on the mainland. my budget is 6m, if i can get 2 plots in different areas, one dat wud be sold later
the other cud be our future family home.

If that's the case, you should do more research Aunty. Building aren't fun as you may have realized. As a matter of fact, we need to have a concrete business plan before setting any stone in mortar. Just as you're doing it now. It's not good to get midway and start asking for directions.

A lot of mainland investment are overpriced. They yield little returns (don't mind me o but I'm for quick returns). I can still imagine less than 1m rent in surulere when new areas in Lekki gives even more.

________
As per land discussion, I don't know much but I can tell a good land from bad one using all the key indicators. I have one or two deals that I've locked down in Ibeju for 1m per plot but I'm still researching the land. Good location and very close to the Lekki/Epe expressway. Just about 3 mins drive. And walking distance to ARM Beechwood Estate. One could actually survive without raft foundation in the area.


________
On a light mood, wishing you a Happy Birthday in advance! May God bless your new age. I happened to have a sister who's also hitting that new age this year.

bebe2:
Ok, gud idea.

Are there another areas I shud be looking at so I don't have all my eggs in one basket.

I don't have any in mind yet except you want to go for land flipping. Buy, fence, do documentation, keep for 6 months or more and sell off.

However, I'll keep my ears to the ground and let you know if there's any good offer.


__________
I knew of a place around Lagos Business School (LBS) (which is also a good location if you're considering mini flats for seniors especially LBS/Pan African University students) within that budget BUT I won't advice you on something that'll cost fortune to build. The land is on the receiving end of a steady slope. Slope ain't good o.

bebe2:
U see, here lies my problems, when u say Maryland, first thot was mary land near osho di, until I saw badore.

I will research on the badore , pls I need suggestions, am not a lagosian which makes things even more difficult. If u know ant gud area that is clean that I can invest in and cud also suit my family needs wen we visit pls do let me know.

I know u are not an agent but little pointers in the right direction wud help.

And u fit even help me build am sef

Open a new thread "Urgent Request: A Plot of Land (648sqm) in Maryland Estate Badore." Put your budget and let's see how it goes.

At the end of everything, a house that can take care of you when you're old is what matters

60 days of non-stop construction activities at Browne Mews.

This build is expected to yield minimum of 18% ROI (if rented) or 75% profit (if sold) on the first year and we're working frantically to realize this. The target market are the senior officers and middle class citizens.

Browne Mews | Short Description

Ideally located in a well planned estate of 2000 residences, with a Mediterranean facade and surrounding countryside. Just 1 minute walk from Lagos State Retired Civil Servant Retirement Resort.

Beautiful terraces of 150 m2 livable space per unit consists of 2 floors.
Spacious living room with access to the terrace, 4 comfortable bedrooms, each with bathroom.
Ample space for parking and outdoor living.
Automatic sliding gate with state of the art security features.
Covered patio and 3 car parking space per unit.

Want more? Watch us build it live.

Sales marketer wanted. If you game, contact us.

Final checks prior to casting. No rush!

@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.

Edit:
Occupancy Rate? You'll hardly find a vacant house in Maryland, Badore whereas you need to do promo to get one flat rented in Ogombo. Quote me. Unbelievable! The land I helped a client to conduct a soil test in 2011 is still there empty and undeveloped even in 2016. It's actually located in the prime area. Beside, the tenants you attract in both location are different.

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

yincalley:
Mr. Bosun, u couldnt make it to surulere/mainland this week.

Try make a plan to let us see this week.

I got some pressure from my brother on the refund of his money.

It will be nice we see as urgent.

08035880099, 08027997709

You could have asked for a refund when I called you on phone rather than asking me to come to surulere bro.

Thank you. Expect the fund in your account later this week. N100k right? I'll appreciate if you'll send the copies of drawings delivered to you back to me once you have the fund.

ifyalways:
Chsnge

Even 8 months after, APC is still playing the opposition.

There's always a counter-claim which to me is the height of cluelessness. Na wa o! Budget lost. Budget no lost.

lorendyer:
The renovated office is giving a great look it is beyond the imagination, renovation is a heavy task but often changes the whole interior space, just one rug from the commercial rugs manufacturer will complement the whole interior of the office.

WOW!!! I love those rugs

Mr Olumide4Christ, are you on whatsapp? Pls chat me up on +2348023429122

Thank you.

^^^
And God will see you through and through. Good to see Women of Valour here.

I throway salute!

NextHome Brick+Stone Production Facility Development | Progress pics

Oga fash78,

The ideal thing is to get more land and get new approval for the build. It helps the government while planning for the area and it also give you the confidence that you've done the right thing.

However, you may choose to go otherwise (as your builder adviced), the Naija way and beat the LASBCA guys to it and forever live with the guilt of not doing it right. But I know if you wanted to go that route you won't be here in the first place.

I'll advice you to stick to approval except you still have ample space to play with for the additions. It's not always about the strength of the building or the financial capability of the owner but the changing demographic of the area due to lack of planning or failure to adhere to approved planning permission and we will blame government for it.

FastShipping:
The guy has track record of being a dishonest cousin. I have helped this guy tremendously and to keep doing sh1t with me is a big disappointment. He threatened people I give work to if they don't inflate quotation they give me. He has done so many but I keep letting him stay.

So I don't agree with the notion that there is possibility he doesn't know what 30 tons should look like. He claimed he has been doing this supply work for many years.

Contract Inflation! Let such people go! They're no different from Joseph's brother. They'll sell you if they milk you dry (talking from experience). I used to have them in their armies until second half of 2015. Now it's me against the world and I no send!

They're enemies of progress. I've trailed that part before and keep telling people it wasn't me, I have no idea of what happened, until I took the harsh decision. Some people will never change even if you give them 20th chance.