₦airaland Forum

sinorte:
Kindly help with the number of bags of granite (especially) and cement required to cast the foundation of a water tank (4 legs). The dimension given for each is 15in x 15in x 36in.

Please note that constraint is being exercised at this stage, so there's no much money to throw around.

I'm actually torn between buying 5tons of granite or the required number of bags same.

@N3xt, BrabusNG,
Kindly help. I tried using the tool on KoboCity but I'm not sure its built for this my purpose.

According to Kobocity Cement Concrete Calculator II, you will need 1 bag of cement to achieve M15 1:2:4 Grade of Concrete but I'd suggest you give 2 bags.

Also, 5 tons is tooooooooooo much for the job. 4 wheelbarrow load max should be fine.

ceelog:
Greetings everyone!

Please I saw a quotation for wrought iron hand rails for 28k, though the common price per meter length is 35k or so here in the East.

I personally have doubts but my friend who got the quote is confident and wants to go ahead.

Has anyone seen such a price for wrought iron jobs?
NB: The person to do the job had just completed one in my friend's village and from the video it looks like a good job.

Or are their various qualities of wrought iron in the market that warrant such a low price?

@michilin and n3xt and others please comment.

Pls kindly upload the design.

The guy might not like making much profit from his client or probably have almost everything needed to do the job at hand.

RIP

davodyguy:
Lagos and Ogun has the highest taxes on developed properties and developing properties, yet they still have good returns on investment.

What's happening in Lagos is comparable to double taxation from different MDAs

I forgot to put an exception clause

With the exception of “Lagos and Ogun state”

davodyguy:
Return on investment in Lagos can't be compared with that of any other state in Nigeria, save FCT.

The rate at which rent is going up in Lagos says it all.

If you spend ₦50m on a property in ordinary Ketu or Surulere, you can recoup your money within 5-7 years from annual rent collection

This is more like it. 5 - 7 years and you can go to sleep.

By the way, those areas aren’t ordinary sir

michlins:
house rent here starts at 350,000 for a three bedroom and you can build three storeys if you want

If rent is as cheap as 350k, it makes no financial sense to buy a land and build any type of house there. You won’t recoup your investment in 2 decades even if the rent is increased by 300%.

I once lived in an estate where you pay N2m/ annum to rent a 2 bedroom BQ and 1000sqm land is sold N45m within the estate.
We also pay as much as N7m / annum (and even far more) to rent duplexes in some location in Lagos.

If it’s an industrial area, the price 100m/plot is still cheap compared with what’s obtainable around here.

Instead of investing in such area, a wise investor will look for land in neighboring communities and buy land at cheap price to develop residential projects.
If however, the plan is to flip lands - it’s a wise decision in my own opinion.

spyder880:
Nnewi is not expensive because of property rates, for property renting, Onitsha or Enugu, Owerri might do more than Nnewi. Nnewi is costly because of manufacturing. Industrial type developments and one man manufacturing companies dominate the business and property costs.
Renting duplex in Nnewi may not yield much profit because many of these producers and workers live in their own homes. There are so many built up houses that are unoccupied, so many people squat for free.

Exactly my point. I have a lot of clients that do 50m + plots but... it doesn’t just make any financial sense to me. Now, na hin money and he has the right to spend it anyhow he like.

Experience has shown us that most of these expensive properties ended up becoming ghost towns.

Let me give you an example of of how I’d recoup far more ROI in less than 5 years if I invest a quarter of that money elsewhere.

I’m currently investing in some virgin land that cost about 600k / plot in an area where land is currently sold at about N1.5m.
In the first phase, I’m working on about 6 acres which is about N22m.

All I intend to do is to is to clear the land, delineate it and sell in 2 years time for N3m.

The question now is “Will people buy?” Yes! The property is the only available plot in the location (with about 3,000 buildings) and it’s a waterfront property.

For now I’m still attracting investors in the project at N1m per plot.


_______

At the end of it all, what matters to me is ROI. Nothing more.

spyder880:
I also happen to know Nnewi, as I go there to buy things and I have friends from there. Please do not mind the seeming chaos in the market areas of Nnewi, there is no more land for sale as the population looking for good lands are so much, fuelling scarcity and this has greatly increased cost of lands.

There are numerous billionaires from that same Nnewi, all looking for more lands to expand their businesses, they will not bat an eyelid to buy lands at over N100m for one plot.

Is Nnewi lands too expensive? Yes.
Are they worth it? Yes.
Will I buy it or advice others to buy at those high costs? Yes.

Costs are high or low because people had factored the immediate and future developments in the town into consideration. Nnewi lands are set to get much more expensive as more people continue into mass production of goods and services. Nnewi is a business area and many people reap their profits in a short time.

How much is the rent of an average 4 bedroom duplex in this area? What’s the occupancy rate?

I always advice my clients to invest where it cost more to rent than own.
I’ll also consider tax friendly cities more than that cities where you’ll be paying astronomical property taxes forever.

ty01:
Bought 42 units of American panel door today at Mushin at 20k each. FYI

Nice one!

Engrgreg231:
Please can 500k build a 1bed room flat just want something for my mom

You need +/- N1.25m to achieve a (basic yet nice) 1 bed flat on a dry flat land. To achieve this result, the project must be micromanaged by a well experienced builder.

Configuration:

Bedroom: 3000 x 3300
Living Room: 3000 x 3300
Bathroom: 1500 x 2000
Kitchen: 1500 x 3000

Total Roof m²: 50sqm
Total Floor m²: 36sqm

Doors: 4
Windows: 5

Ceiling Finish: PVC

Cost excludes mechanical & electrical, painting, fittings, bath tub

Ndyoo:
How many of you have gotten approval to build in the southeast? Onitsha to be precise. I want to know how to go about it. Someone told me it's better to let the engineer that will do the build go for the approval. I am not on ground so I don't know how to go about it.

Building in Anambra? Here's all you need to know: https://www.kobocity.com/d/88-building-in-anambra/6

bixton:
What's the life span of these doors?

I can guarantee you the doors are everlasting.

Badgers14:
Nice doors.

But ehn, one entrance door for N1.2m price tag must led one to the promise land

Note: There are doors in those price ranges and some that cost more than that... not sure if the trees they used in the construction were bottle fed from nursery but people that could afford it do go for them.

The new price tag of some of the doors is even over N2m.

Check https://equinoxcollections.com/product-category/home-furniture/doors/security-doors/

Best of Naija Contemporary Doors | See more here https://www.kobocity.com/d/87-best-contemporary-door-designs-in-nigeria/10

Person2person:
you can get the doors between 90k to 120k, depends on the designs and level of finishing.

quality wood polish are used on such job, and an experienced spraying man for quality delivery.

this is not the 'kiakia' type of work because the wood may need some time to dry up to get a perfect finishing when polished.

As at 2012 that I first met Olumide, his bedroom doors are around 350k. His entrance doors are over 1.2m/door

You won’t contest the price if you see the finishing of the doors.

________

If we intend to use his doors on any project, we tell him immediately we start the foundation work. He does not use just any type of wood.
Recently he did a house in banana island where he use a 100 years old cedar. That door was one of the unique selling points of the luxury apartment.

________

I know there are lots of lookalikes but you can tell the big difference when you see Geometro Doors.


Here are some of amazing doors by another great guy Edgar

megacontrol:
Go for lekki scheme 2.

It may look slower to develop at the moment with low occupancy rate but it won't take much longer before it explodes (yeah I know we've been waiting for a long time) considering what's going on in and around the ogombo road at the moment.

Abijo GRA may appear ready for occupancy right now but the distance between those two locations isn't child's play, therefore consider proximity to Ajah and Lekki.

Location is everything!

@edoman2016

If you’re developing to rent:

Long Term: Lekki Scheme II
Short Term (with immediate gain): Abijo GRA

If you intend to sell with high ROI (maybe terrace flat or nice MDUs):

Long/Short Term + High ROI: Lekki Scheme II
Long Term: Abijo GRA


______

If you can get something closer to development in Lekki Scheme II, I believe LS II is a winner all the time.

kopell:
Are these doors locally made, what is the average cost of each of them

Yes they are. I can’t tell how much it’ll cost now. Also reaching the maker is the most difficult part.

He’s one of the most sought door maker in Nigeria but he’s very hard to get.

Olumide Falana, Geometro Creatives

rotecch77:
Hello everyone, let me just do this for the 1st time here, like one of ogas builder use to asked

Check this our ongoing bakery/office building.
Which door do you think is the best btw these two locally made doors

The door will be fix at the frontage of the building (up and down opening)

I’m for the Israeli security door. The other door is too fine for a contemporary build.

salisuammy:
Good evening sir. Please my husband is into aluminum fabrication and is based in Abuja. I sent you a mail now. He can travel if the location is outside Abuja.

Nice one!

Jasobry:
I saw one sometime ago... Its so light

At 23 - 26k, it’s good value for the money.


____
Below are heavier doors with hefty price tag.

Jasobry:
Are they wooden doors?

It’s a wooden door with anti-rust steel lamination. It is suitable for interior use only.

edoman2016:
@n3xt
Between Abijo GRA scheme and Lekki scheme 2, which has better prospect for residential house? I need to decide on one out of the two to buy.

I think both of them are great.

Lekki Scheme 2 is quite large and largely undeveloped but has better prospect than Abijo GRA if your plot is closer to development.

A lot of interesting projects are happening within and around Abijo GRA lately.

_____

If you’re asking in terms of high occupancy rate and which one will attract higher value, I think Lekki Scheme II has better prospect.

JustCryptos:
Thanks boss. In terms of durability and function, would you recommend American panels?

I am particular about them because they were one of the cheapest from my market survey.

1. Wood - #23k without frame and key
2. American Panel - 23k with frame
3. PVC - 17k

They’re not bad. I actually used them on commercial builds (about 5 projects) and we’ve not had any major complaints about them in years.

They’re not bad if you can get the original ones.

________

Most of the tenant who occupied the project where we used the doors fell in love with it at first sight. Maybe we got lucky tho

sinorte:
Please enlighten an amateur mind. Is using tying (binding) wires stronger and better than welding?

Welding corrugated steel bars together is not necessary because the bars can never experience any shifting while they are inside the solid concrete. A tying wire is good enough to hold the bars in place till the concrete is poured.

The heat of the welding can cause breakage near the welded portion because of the increasing carbon content in most of the steel we have around.

JustCryptos:
To my ogas in the house, please I have a few questions concerning my build - particularly on doors and tiling.

I am almost through with my interior plastering and the mason is not plastering the bathroom walls and the kitchen. According to him, the tiler will handle that. He says I'll be wasting money if I plaster it because the title will do it again. cc Spyder880 N3xt, what's your take on this?

Secondly, does anyone here have experience using American Panel doors? Someone is recommending wooding doors for the interiors. However, my experience with wooden doors is that they start falling apart after several years.

PS: My budget per interior door is 30-35k.

Thanks, guys.

On tiling issue, I’d advice you invite your tiler to determine what works for him.

I have experience using several types of door you can think of (American Panel Doors inclusive). Here’s what I found out, the quality of your installation determines your end result.

If you like buy N200k door for each room. If it was badly installed, you’ll still have a bad door.

Below are some American Panel Door installation in one of the budget builds of NextHome.

Note: this is in the lowest finishing class.

KelvinCoaster:
boay,happy new year!
How many block will it take to fence a 50ft by 50ft plot of land?
Hieght of fence:9ft

According to the wonderful self builder block cement quantity estimator on kobocity.com, you’d require about 1486 pcs of block for the fence.

Total Perimeter = 56.4m (excluding 3.6m gate)
Fence Height = 2.73m (9ft)

Self building made easy with kobocity construction calculators. Visit https://www.kobocity.com/d/52-kobocity-self-builder-tool-block-cement-qty-estimator

michlins:
see what I mean here.

Aside the mix ratio, ensure that you use good rods on the foundation

Always use tying wire instead of welding the rods next time.

Thank You!

Jasobry:
Where can these be used?

Typical residential construction project.

bixton:
What's the size of this block?

Size: 10in
Strength: 30mpa

Alternative Construction Materials: Sandcrete Block for better insulation.

Check it out on https://www.kobocity.com/d/85-special-sandcrete-construction-block

- Where it’s being used?
- What it Cost?
- What are the immediate Gains?

We are no longer in the 19th century. There are better and modern materials out there. Be in the know!