₦airaland Forum

adeekiti:
sir, can you believe I will put up a post of how much will it cost me to build a 2 bedroom flat and someone will say 1M and the other contractor seeing the post in other to gain the contract, he might bring his own quote lower than the other person and in the middle of the whole thing, he will become Oliver Twist " asking for more"

I'm not vying for a contract here so i have no reason to lower quotes, when i handle contracts i make it clear that the client should provide materials unless he decides otherwise. the house in question is meant to be my personal home and i want to carry out all i have learnt in low cost housing design and construction in it. to make it a sample product to be marketed to future clients so I'm really surprised when some people start making it look like I'm trying to sell a product to them. the question was posed to other experienced builders in the house for peer review but clearly since almost all of them have decided to keep mute out of fear of been criticized by non builders who are too full of themselves. check my previous post and you would see links to well researched articles by punch newspaper and others where industry leaders were of similar opinion. i rest my case and i honestly don't want to talk more about this.

Honestly, this is one great thread I believe is offering a lot of great impact and knowledge abt constructions and everyone has been doing a wonderful job here, a lot can be learnt through everyone's comment, be it critics or the other way but we are all helping each other, all comments are very educating here. I'm very sure u will get what u want from the experts here sir.

abouzaid:
that's a question i can only answer when i have built it but I'm rather disappointed with our builders here for their hypocritical attitude because of the way most of them have always played the ostrich whenever issues like this are raised, i remember when i asked the six inches foundation question, it was only you and oga Abdul that sticked their necks out to take a stand even when I'm aware of threads by other builders here who have done the same successfully. simple cost analysis for a house measuring 43x40 has seen them going deaf and dumb while how many blocks can you get from a bag of cement is now a question beyond their knowledge. i comment my reserve for all of them.

mufutau55:
Oga Spyder I like that; I am all for optimization of land.

Hajji M.

Me I like to live next to neighbors BUT just not with them

Egun "doesn't play well with others in the same sandbox" Mogaji

adanny01:
Yea, i know that espcially for you but not EgunMogaji and his partner who seem to be worked up about it.

You don't even want to be in the same zipcode when I get worked up

Stay in your lane and on topic and stop making this a personal thing like yah all a bunch of crybabies.

brabus:
^^^
Getting emotional rather than logical. Interesting!

Sounds like what the fat kid says when he takes his ball home because they won't let him play striker

sir/ma, I need a solution to this Asap .. A crack on a POP ceiling and each time the sun is out, it's makes a crack sound...what can be done. Anyone with such experience pls

adeekiti:
sir, can you believe I will put up a post of how much will it cost me to build a 2 bedroom flat and someone will say 1M and the other contractor seeing the post in other to gain the contract, he might bring his own quote lower than the other person and in the middle of the whole thing, he will become Oliver Twist " asking for more"

That's exactly what will happen and what I've been saying all along.

In the interest of comradeship I won't dredge up those posts but they who asked for more from clients in the middle of the build know who they are. Maybe the clients also asked for more or made changes but more was asked.

brabus:
Let me open the floor. Both projects below are Nairaland projects and handed over to their respective owners.

A standard four bedroom bungalow should range between:

3 - 3.5m in Ogijo, Ogun State
3 - 3.5m in Lambe, Akute side
4.5m in Ajah, Lagos State
3m in Owode Yewa, Agbara and environ
2.7 - 3m in Abeokuta, Ogun State
3m in Ile Oluji, Ondo State


Ogijo 4 Bed Bungalow | 2011 - 2014
I've done only one 4 bedroom bungalow as a project for a client but this house cannot be used as yardstick as the total cost of the building is 4.5m

It has the following:

1. 14 X 20' main lounge with a VT
2. 15 X 17' dining
3. A very big kitchen
4. 22 X 22 masters bedroom (ensuite)
5. Drive-in garage with a ramp for the disable. (Clients request)
6. A Big Porch and kitchen terrace
7. Other Rooms at 12 X 15
8. Plot size is 2 plots. Cost includes fencing the 2 plots and gate installation.
9. POP ceiling in all the rooms and living room
10. 0.55 gauge step tiles Aluminium.


Lambe 2 units of 2 bed on 2 floors | 2012
Here's another very close project built in 2012 in Lambe, Ogun State with a build cost of N3.5m

1. 2 units of 2 bed house on 2 floors (masters ensuite)
2. 15 X 12 living room with a balcony
3. 5 X 8 kitchen
4. PVC ceiling
5. Imported sliding Windows
6. Long span 0.45 gauge roofing

There's no need to flood this thread with pictures of these projects. They're on my project thread and the clients are reading also.

Great examples mi oga but none are 4 bedroom bungalows for N2milla.

EgunMogaji:
Me I like to live next to neighbors BUT just not with them
Egun "doesn't play well with others in the same sandbox" Mogaji

True. But you are fenced in your own little world.
I am used to NYC life, I guess (picture Lagos).

Hajji M.

Ogas, we need end of the year party courtesy property section and u oga's. I will like to play soccer match that day

EgunMogaji:
You don't even want to be in the same zipcode when I get worked up
Stay in your lane and on topic and stop making this a personal thing like yah all a bunch of crybabies.

mufutau55:
My Great-grand-father's house was made with Mud. And it was still standing until few months ago when I instructed them to tear it down.
Hajji M.

mufutau55:
True. But you are fenced in your own little world.
I am used to NYC life, I guess (picture Lagos).

Hajji M.

Nah.

I'm at one with the neighbors, we get together for monthly cookouts and stuff but we just don't need to listen to each others intimate conversations in our bedrooms with our wives

You can have privacy without fence, you just need space.

EgunMogaji:
Nah.

I'm at one with the neighbors, we get together for monthly cookouts and stuff but we just don't need to listen to each others intimate conversations in our bedrooms with our wives

You can have privacy without fence, you just need space.

Space is what you don't have with small land... Remember we have City Ordinance here in USA with height of fences, so even if you want to totally fence-out your neighbors it may not happen.. But Naija is a different tune, get a 30ft tall fence and you are still going up...

Hajji M.

brabus:
Let me open the floor. Both projects below are Nairaland projects and handed over to their respective owners.

A standard four bedroom bungalow should range between:

3 - 3.5m in Ogijo, Ogun State
3 - 3.5m in Lambe, Akute side
4.5m in Ajah, Lagos State
3m in Owode Yewa, Agbara and environ
2.7 - 3m in Abeokuta, Ogun State
3m in Ile Oluji, Ondo State


Ogijo 4 Bed Bungalow | 2011 - 2014
I've done only one 4 bedroom bungalow as a project for a client but this house cannot be used as yardstick as the total cost of the building is 4.5m

It has the following:

1. 14 X 20' main lounge with a VT
2. 15 X 17' dining
3. A very big kitchen
4. 22 X 22 masters bedroom (ensuite)
5. Drive-in garage with a ramp for the disable. (Clients request)
6. A Big Porch and kitchen terrace
7. Other Rooms at 12 X 15
8. Plot size is 2 plots. Cost includes fencing the 2 plots and gate installation.
9. POP ceiling in all the rooms and living room
10. 0.55 gauge step tiles Aluminium.


Lambe 2 units of 2 bed on 2 floors | 2012
Here's another very close project built in 2012 in Lambe, Ogun State with a build cost of N3.5m

1. 2 units of 2 bed house on 2 floors (masters ensuite)
2. 15 X 12 living room with a balcony
3. 5 X 8 kitchen
4. PVC ceiling
5. Imported sliding Windows
6. Long span 0.45 gauge roofing

There's no need to flood this thread with pictures of these projects. They're on my project thread and the clients are reading also.

thanks for that nice start, however the proposed project is significantly less in size and finishing than your projects. the original house was designed for a 50x50 plot and the dimensions are masters 12x12, other rooms 10x12 living room 14.5x14.5, dining 8x14.5, kitchen 9x9.5, store 3x6.5,laundry closet 3x5, front veranda 6x14.5. the areas are Niger state and anambra state and are not prone to flooding. windows are glass louvers while internal doors are wooden locals, ceiling board is nigerlite cement fibres ceiling boards(often erroneously still called asbestos) while the living and dining rooms would be pvc, tiles only in bathrooms and wet area in the kitchen, no arches or designed pillars(columns). floor finishing would be cement plastering. electricals would be good old black and white switches, roofing sheets would be zinc. I'm actually working on a new design that would be slightly larger than this but let's work with what we have now. thanks

EgunMogaji:
You don't even want to be in the same zipcode when I get worked up

Stay in your lane and on topic and stop making this a personal thing like yah all a bunch of crybabies.

On topic, fingers are not all equal. What you may not be proud of another may see as a dream come true. Very little number of Nigerians say 20% can afford a N2m house so the rest will be proud to have one.

The most expensive parts of the average Nigerian building are roof, tiling and fencing. If you limit on those and limit number of bathroom and size of entire house, N2m is a good amount to help a Nigerian stop paying rent.

EgunMogaji:
Great examples mi oga but none are 4 bedroom bungalows for N2milla.

Just can't help you sir. I'm only responding to a question "How much does a standard 4 bedroom cost in your area?"

Am I supposed to take a bow like the senate nominees?

adeekiti:
sir/ma, I need a solution to this Asap .. A crack on a POP ceiling and each time the sun is out, it's makes a crack sound...what can be done. Anyone with such experience pls

go to any of the thread by POP specialists here and you might get an answer

abouzaid:
I'm not vying for a contract here so i have no reason to lower quotes, when i handle contracts i make it clear that the client should provide materials unless he decides otherwise. the house in question is meant to be my personal home and i want to carry out all i have learnt in low cost housing design and construction in it. to make it a sample product to be marketed to future clients so I'm really surprised when some people start making it look like I'm trying to sell a product to them. the question was posed to other experienced builders in the house for peer review but clearly since almost all of them have decided to keep mute out of fear of been criticized by non builders who are too full of themselves. check my previous post and you would see links to well researched articles by punch newspaper and others where industry leaders were of similar opinion. i rest my case and i honestly don't want to talk more about this.

And that is all that you've submitted, innuendos, researches by others, etc etc

You have yet to back up your claim by a physical example so it's all story story.

Nothing wrong with that but just stop getting into a huff because your suggestions are not lapped up. You are among Men here, not folks who you can hoodwink or brow beat.

Nairalands industry leaders have chimed in already in their own way, Spyder880 and Brabus at least have spoken. Nairaland threads are filled with their accomplishments so they don;t need to tell me anything new. I'm subscribed to every single Spyders thread because I learn greatly from him. He doesn't need to come on here to beat his chest, his work speaks for himself. I have never seen him tell us that he can build a 4 bedroom bungalow on here. The only person saying this is you, a relatively unknown, so no apologies if your statement carries no weight with me.

We are all learning, I most definitely am, so if Spyder880, Brabus, Aventures, etc says it can be done then I'm all ears and will listen attentively.

To fellow humble single family builders, don't feel sad if you have spent much more than N2m and your house is not done. And to those whose house has been completed for N2m congratulations, show us picture and construction spreadsheet, if you care.

There is a house in my hood that I'm sure was completed for less than N500k, I know because the owner built it himself and was in a hurry because he didn't want to loose the land to Omo Onile. Straight up wall from the ground, no german floor (in fact it's bare ground), 6" blocks that he moulded himself, raw wood windows and doors, outside kitchen, etc,. He has plans to demolish it after retirement and build properly. Is this what this section is all about? If building haphazard structures in 2015 is it then it's a shame.

brabus:
Just can't help you sir. I'm only responding to a question "How much does a standard 4 bedroom cost in your area?"

You actually have helped everybody indirectly.

So fellas, Brabus has answered the question. We can now move on, Jesus has risen

adanny01:
On topic, fingers are not all equal. What you may not be proud of another may see as a dream come true. Very little number of Nigerians say 20% can afford a N2m house so the rest will be proud to have one.

The most expensive parts of the average Nigerian building are roof, tiling and fencing. If you limit on those and limit number of bathroom and size of entire house, N2m is a good amount to help a Nigerian stop paying rent.

Please show me a modern 4 bedroom bungalow for N2m, thanks.

I went to Adelanto, California on Saturday to buy a motorbike, the seller lives in a 5 year old house that he bought for $75,000. In my neighborhood a small (40X80 foot) lot is $650,000. So yeah "ika odogba" anywhere in the world, not just Nigeria.

I don't doubt that you can slap together some shitshack and become a landlord, no doubt at all. I've seen it.

My challenge is single focused and unwavering, please show me that N2m 4 bedroom bungalow.

EgunMogaji:
You actually have helped everybody indirectly.

So fellas, Brabus has answered the question. We can now move on, Jesus has risen

Oga mi, it's easier for camel to pass through a needle eye than... Fill in the rest.

But one thing for sure is this "Nothing is impossible!"

mufutau55:
Space is what you don't have with small land... Remember we have City Ordinance here in USA with height of fences, so even if you want to totally fence-out your neighbors it may not happen.. But Naija is a different tune, get a 30ft tall fence and you are still going up...

Hajji M.

That's why I bought 1.5 acres in Texas. The whole subdivision has nothing less than an acre and some even combine into 3 or more acres

You don't even need a fence.

Egun "If you have to change gears between the gate and your garage then it's ego talking" Mogaji

adanny01:
On topic, fingers are not all equal. What you may not be proud of another may see as a dream come true. Very little number of Nigerians say 20% can afford a N2m house so the rest will be proud to have one.

The most expensive parts of the average Nigerian building are roof, tiling and fencing. If you limit on those and limit number of bathroom and size of entire house, N2m is a good amount to help a Nigerian stop paying rent.

and those are the areas that i have practically eliminated,the roofing would be zinc that costs less than 8k per bundle, there would be no single floor tiles in the house (my junior brother used rubber tiles in his living room and dining in a rented apartment and it's still looking nice even after two years, they cost just the same as quality carpets which is almost free) and fencing is not included. all bathrooms is just a Chinese toilet seat and a shower except for the masters that have a bathtub and the visitors toilet without even a shower. I'm not trying to prove anything on paper but i just like your sincere comments. most Nigerians don't have well paying jobs in America and therefore won't build macmansions with double car garages measuring over 3000 square foot

EgunMogaji:
Please show me a modern 4 bedroom bungalow for N2m, thanks.

I went to Adelanto, California on Saturday to buy a motorbike, the seller lives in a 5 year old house that he bought for $75,000. In my neighborhood a small (40X80 foot) lot is $650,000. So yeah "ika odogba" anywhere in the world, not just Nigeria.

I don't doubt that you can slap together some shitshack and become a landlord, no doubt at all. I've seen it.

My challenge is single focused and unwavering, please show me that N2m 4 bedroom bungalow.

You cant be comparing a index finger to the thumb! Its pointless to argue with you.

If you have not seen it in the US, fine. I have never been there. I live in Nigeria and lived both in the north and the south and have seen so many. Call it a shack, they are proud to have a home that more than 50% of Nigerians wont ever own in their entire life.

A N2m 4 bedroom bungalow is around average in Nigeria. May be you are out of touch with the Nigerian reality for citing American examples.

EgunMogaji:
"If you have to change gears between the gate and your garage then it's ego talking" Mogaji

Watch it coming! The builder just go gaga. This time it's world class! A 4.5 acres of amazing views featuring tree lined driveway, a pond with a bridge, an acre orchard with a variety of fruit and trees, boat dock and more. Who needs a fence?

abouzaid:
and those are the areas that i have practically eliminated,the roofing would be zinc that costs less than 8k per bundle, there would be no single floor tiles in the house (my junior brother used rubber tiles in his living room and dining in a rented apartment and it's still looking nice even after two years, they cost just the same as quality carpets which is almost free) and fencing is not included. all bathrooms is just a Chinese toilet seat and a shower except for the masters that have a bathtub and the visitors toilet without even a shower. I'm not trying to prove anything on paper but i just like your sincere comments. most Nigerians don't have well paying jobs in America and therefore won't build macmansions with double car garages measuring over 3000 square foot

I guess it depends on the circle that you run around in.

The Nigerian I know are not living in rat shacks, they work hard at their Nigerian jobs and are not looking around for fairytale N2m 4 bedroom bugalos that exists only in the figments of imaginations

brabus:
Watch it coming! The builder just go gaga. This time it's world class! A 4.5 acres of amazing views featuring tree lined driveway, a pond with a bridge, an acre orchard with a variety of fruit and trees, boat dock and more. Who needs a fence?

You won't kill me with laughter this morning my Oga

I now know why most don;t post their builds on this site. A mere 2 car garage is getting some into a hypocondriac fit. This is even after I pared down my build.

What if I had went along with my original design?

Home Plan Specifications
Total Living
8088 Sq. Ft.
1st Floor
6122 sq. ft.
2nd Floor
1966 sq. ft.
Bedrooms
5
Bathrooms
5
Half Bathrooms
2
Width of House
118 ft. 0 in.
Depth of House
147 ft. 10 in.
Foundation
Slab/Stem Wall
Exterior Wall
Block
Balcony Sq. Ft.
468 sq. ft.
Entry Sq. Ft.
358 sq. ft.
Garage Sq. Ft.
1246 sq. ft.
Lanai Sq. Ft.
581 sq. ft.
Master Courtyard Sq. Ft.
219 sq. ft.
Solana Sq. Ft.
794 sq. ft.
Building Height
40 ft. 0 in.
Roof Pitch
6/12
Garage Bays
3 car
Garage Load
Side/Swing
Built-in Grill
Yes
Butler's Pantry
Yes
Exercise Room
Yes
Fire Place
Yes
His and Hers Closets
Yes
Master Suite Main Floor
Yes
Media Room
Yes
Morning Kitchen
Yes
Outdoor Fireplace
Yes
Outdoor Kitchen
Yes
Sitting Area Master Suite
Yes
Walk-in Pantry
Yes
Wet Bar
Yes
Wine Cellar
Yes
Total Sq. Ft.
12615 Sq. Ft.

adanny01:
You cant be comparing a index finger to the thumb! Its pointless to argue with you.

If you have not seen it in the US, fine. I have never been there. I live in Nigeria and lived both in the north and the south and have seen so many. Call it a shack, they are proud to have a home that more than 50% of Nigerians wont ever own in their entire life.

A N2m 4 bedroom bungalow is around average in Nigeria. May be you are out of touch with the Nigerian reality for citing American examples.

It's not pointless to argue with me because you are doing just that You are a lesson in hypocrisy and infatilism.

Stop with the US. talk about Nigeria. i am Nigerian like you and I am building in Nigeria like you. Don;t begin to use anti US sentiments to try to bolster your weak position, it won't fly. I won't allow you to.

Yes I lack Nigerian visibility, so show me those modern new build N2m 4 bedroom bungalows. You can't because it doesn't exist.

You can shut me right up by posting the build data of an actual building. How much more easy can I make this for you?

@egunmogaji,

12615 sqft is just 0.3 acres. I'm talking of 196000 sqft of space to say hello to destiny.

brabus:
@egunmogaji,

12615 sqft is just 0.3 acres. I'm talking of 196000 sqft of space to say hello to destiny.

Note to self, must work harder, faster

But sha Oga this your house no be house anymore o, e don become small city now

EgunMogaji:
Note to self, must work harder, faster

But sha Oga this your house no be house anymore o, e don become small city now

American Dream to be unveiled on houzz.com

I don beg all the witches and wizard make them allow me do my own.

EgunMogaji:
That's why I bought 1.5 acres in Texas. The whole subdivision has nothing less than an acre and some even combine into 3 or more acres
You don't even need a fence.
Egun "If you have to change gears between the gate and your garage then it's ego talking" Mogaji

Lucky you Boss... you don't have the money for that in NY (then may be you do). Enjoy your land...

Hajji M.

EgunMogaji:
You won't kill me with laughter this morning my Oga

I now know why most don;t post their builds on this site. A mere 2 car garage is getting some into a hypocondriac fit. This is even after I pared down my build.

What if I had went along with my original design?

Home Plan Specifications
Total Living
8088 Sq. Ft.
1st Floor
6122 sq. ft.
2nd Floor
1966 sq. ft.
Bedrooms
5
Bathrooms
5
Half Bathrooms
2
Width of House
118 ft. 0 in.
Depth of House
147 ft. 10 in.
Foundation
Slab/Stem Wall
Exterior Wall
Block
Balcony Sq. Ft.
468 sq. ft.
Entry Sq. Ft.
358 sq. ft.
Garage Sq. Ft.
1246 sq. ft.
Lanai Sq. Ft.
581 sq. ft.
Master Courtyard Sq. Ft.
219 sq. ft.
Solana Sq. Ft.
794 sq. ft.
Building Height
40 ft. 0 in.
Roof Pitch
6/12
Garage Bays
3 car
Garage Load
Side/Swing
Built-in Grill
Yes
Butler's Pantry
Yes
Exercise Room
Yes
Fire Place
Yes
His and Hers Closets
Yes
Master Suite Main Floor
Yes
Media Room
Yes
Morning Kitchen
Yes
Outdoor Fireplace
Yes
Outdoor Kitchen
Yes
Sitting Area Master Suite
Yes
Walk-in Pantry
Yes
Wet Bar
Yes
Wine Cellar
Yes
Total Sq. Ft.
12615 Sq. Ft.

Yaaay this is small london