lastpage:



First, as has been mentioned, the final cost will vary a lot and will depend on a lot of factors such that you cant compare your cost to that of others but what you can get is an "average".

For example, the type of soil on the land you bought (alone) can make a difference of #3Million Naira in your expenses.
Assuming you bought a "soft soil" land, compared to someone who bought a red-clay land.
The former's foundation would consume a lot of Iron, Cement, Granite and Stone-dust/Sharp Sand in building say a Raft foundation tha may be as high as 5ft minimum (to avoid future stories of the heart) while the latter's foundation may just be 2ft high without much reinforcement.
With current cost of Iron and Cement, l am sure you are getting my drift.

Having said that, if you are not the lazy type (and l dont think so otherwise you wont have been planning to build your own house), l would advice you to go to the property thread and READ, READ and READ building projects (especially the DIY ones where the owners double as the Supervisor ) and then cap it with the off-topic thread (you can always skip the wailing and rubbish post that wont contribute anything to your quest for knowledge) linked below

https://www.nairaland.com/2550211/general-topic-thread-to-discuss-anything

Knowledge is Power! These threads would make you a small "Pro" in no-time
If you are a novice to building (in terms of "basic knowledge", expect to lose as much as 25% of your budget to greedy builders/Contractors who will eat you without mercy! (not all of them are guilty of this, there are some like Abdulwatexc who still do a good job for the money)
Inflation of cost of material, over-invoicing, over-inventory, buying lower quality than quoted, e.t.c are ways you will lose money, just to mention a few

You have seen how your "proposed cost is jumping from 9M to 20M to 25M to 30M already!

But dont let that dampen your spirit in anyway.
Just start and dont bite more than you can chew!

Your build wont be the best in Abeokuta and it won be the worst ......but do something you know you will COMPLETE in good time.
Dont over-build to impress anybody.

I can feel you are already feeling depressed by that 30Million mentioned

It all depends on you:
*Can you spare the EFFORT and the personal TIME to cut down cost (You can have an over-seeing consultant on a fixed payment based on site-visits..... not someone just collecting your money and staying-away from the site!)

* Be very careful with parting with money, especially to these Contractors on Nairaland!
Ask around, there are some Contractors l will not give my #3, not to talk of #30Million.
Ask around but for now, l have "very strong opinion" about Abdlwastexc and Spyder (search for the threads of these two, good builders and read)

I hope you realise that MONEY can cause enmity between you and your Uncle and Father-in-law?
My Mother use to tell me this: " Any amount of Money you cant forgo, dont lend it to a relation otherwise, you might have to chose between your money and your relation" .
Be careful in that area, l take God beg you. (Except you are a very, very "Cheerful Giver"

The cheapest part of the build is the block-work itself but it is what makes you think you are building a house as it springs into life.
Major areas of cost in "approximate percentages" are:
Foundation (13%), Blockwork (8%), Decking (11%), Roofing (10%) Windows and Doors (15%), Plastering and Tiling (20%), Plumbing, Soakaway and Electrics (10%), other Finishings (Painting, Compound, , e.t.c) 10%. Let us set aside another 3% for contigencies, totalling 100%.

Now, you can start work once you have 40% of the cost as cash and you have a steady stream of income, otherwise l would suggest you up it to about 60% but please, DONT overbuild to impress!
It is better you build to a scale your budget can accommodate within 12-16months max. (I know you said 6months ).

BTW: Five Bedroom Duplex is very good but do you by any chance have up to eight children or is it just your immediate family that will occupy that 5-Bed Duplex? Well, it is your first house so you want to impress yourself!

Hmmm.... 3-Bed Duplex with 2Units of 2 or 3-Bed Flats at the back will give you better value-for-money, give you flexibility with "sleep-ins" and will bring you income streams, when you discover that you dont need the "Big-Man" house that we all always start with.
I am speaking from experience but l pray you will get there sooner than me and realise what l realised too late!.

Dont mind me, l like to write too much.
I wish you all the strength and determination. Go for it.




Lastpage!

Caveat: I am not a builder/contractor and l am not selling anything o.

akeensbussy:
I can see high quotation from different people on this forum....N25M, N30M just for 5 bedrooms duplex. That is too much now.

I have 5 bedrooms duplex and 3bedrooms(set back) with a security house on a plot of Land for sale here at Akeja, Ota, Not far from AIT, Alagbado. At 80% finished.

price: #17Million.

How come in Abeokuta where sand, stones and Labour are cheaper compare to other places. the best thing the OP can do is to be involve in the process 100% and u will discover that u not even spend up #15Million.

amagunnerfan:
I recently bought a piece of land in a very good location in Abeokuta. In the process of getting the building plan approval. I intend to build a 5 bedroom duplex on the land but want to get ideas of how much it will likely cost me.

I am a bit inexperienced but have my father in law and my uncle running the errands for me.

My inital budget was 9 million but my father in law said it won't be enough. How much do Nairalanders think it will cost? I intend to finish this project within 6 months GOD willing.

koning:




You Nairaland builders are a bunch of thieves. "N9M will only get you to window level downstairs". Are you serious?!!. I will never hire a builder from NL. They are all thieves targeting Nigerians in the Diaspora. Op, don't listen to this greedy bastard. With N5m you can conveniently get to Lintel level downstairs. I did it with that and was hugely ripped off as well by the builders and the suppliers. An honest bricklayer later confessed to me that when I order for 500 blocks, 300 will be supplied and laid before I show up. Making it impossible for me to accurately count the number.
With rigourous supervision it could have cost me N4m. NEVER TRUST ALL THESE SO CALLED BUILDERS, ENGINEERS AND CONTRACTORS HERE.

amagunnerfan:
I recently bought a piece of land in a very good location in Abeokuta. In the process of getting the building plan approval. I intend to build a 5 bedroom duplex on the land but want to get ideas of how much it will likely cost me.

I am a bit inexperienced but have my father in law and my uncle running the errands for me.

My inital budget was 9 million but my father in law said it won't be enough. How much do Nairalanders think it will cost? I intend to finish this project within 6 months GOD willing.

Rekeb:


If your building is 80% finished and it already costs you 17million, you will need to tell us what the 80% finished means. Is it already roofed, plastered etc. @Akeens, please do not underestimate what the "20%" finish will cost you.

amagunnerfan:
I recently bought a piece of land in a very good location in Abeokuta. In the process of getting the building plan approval. I intend to build a 5 bedroom duplex on the land but want to get ideas of how much it will likely cost me.

I am a bit inexperienced but have my father in law and my uncle running the errands for me.

My inital budget was 9 million but my father in law said it won't be enough. How much do Nairalanders think it will cost? I intend to finish this project within 6 months GOD willing.

Braden102:
why

erico2k2:

These Do not work in NIgeria

Braden102:
What's the Sqft. Those style of houses you guys have in Nigeria are so ugly ,colonial and outdated.They also look complicated and may incur unnecessary expenditure. The homes in the photo below are very simple,yet elegant,straightforward ,and also easy to build and complete within a short period of time. In fact,you do not have to waste money on conventional roofing nor stairs because prefabricated stairs is much cheaper. Colour is also important in the finishing . White ,grey and peach colours gives a modern look to a building.

koning:




You Nairaland builders are a bunch of thieves. "N9M will only get you to window level downstairs". Are you serious?!!. I will never hire a builder from NL. They are all thieves targeting Nigerians in the Diaspora. Op, don't listen to this greedy bastard. With N5m you can conveniently get to Lintel level downstairs. I did it with that and was hugely ripped off as well by the builders and the suppliers. An honest bricklayer later confessed to me that when I order for 500 blocks, 300 will be supplied and laid before I show up. Making it impossible for me to accurately count the number.
With rigourous supervision it could have cost me N4m. NEVER TRUST ALL THESE SO CALLED BUILDERS, ENGINEERS AND CONTRACTORS HERE.

godunia:
under Buhari or jonathan?when you answer,i will tell you

amagunnerfan:
Hmmmm? I will wait for more estimates but not looking good. My capacity is 16m. And have a high taste.

Ytechconst:
Budget 25 to 30 million minimum to get a well finished 5-bedroom duplex.

Check out this thread below and our website link of a recent typical 5-bedroom duplex with BQ attached:

https://www.nairaland.com/2941293/construction-5-bedroom-detach-duplex-2nos

http://www.yemtechconstruction.com/portfolio/adeyemo-akapo-project-2-omole/


We actually started the project with the hope of spending 25 million on the duplex from february this year. But due to the increase in prices of floor and wall tiles, sanitary and electrical fittings and change in compound floor finish. We spent 28 million to final finishing. But with the increase in cement price i will advice you budget 30 million Naira. But if you exclude some fittings and fixtures you will save more.

segcymoor:

Abeg u may go to hell!!!! How dare u generalised people. So Builders here don get spokesman. Some of u guy out there ve mentality we are begger.


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What audacity u ve to generalized builders thieve? They force u to hire them.......abegi shift

Babayoutoomuch:
Pls with ALL sincerity Kindly tell me which is better BUNGALOW or DUPLEX? The problem is not d money mind you. I'm just confused.Kindly help out if you can, its a decision I need to make as soon as possible. Thanks.

zamirikpo:
@POSTER dont be discouraged, with 9m u can finish a 5 room duplex,what would be left wont be much, it all depends on the design and the person handling it. most times people take advantage of our ignorance.

i was opportuned to witness the building of a 4room duplex,(since january) the site engr is a christian brother, who was very honest to the point that he had serious battles with the carpenters and iron benders who came to do roofing and finishing. these guys where over billing the owner in excess of over 50% of the original cost,they do this mainly by over estimating the materials quoted for the job.outside the decking and foundation, a duplex is just a normal structure. the extra cost of decking and foundation wont be more than 3-4m. dont be deceived.

so far we have spent about 8m. we have roofed and paid for iron fittings, plumbing and electricals have also been done. the only major thing remaining is plastering and p.o.p. just like someone earlier posted 2.2m for block work from foundation to decking, thats over estimating excessively. the issue is, if u know nothing about buildings, then am sorry u would get ripped off.

if possible ,do extensive background checks by URSELF before embarking on any project....nairaland has so many threads that would teach u many things about building. and if u can ,always visit ur site, or have a trustworthy person supervise for u if u aint around.

finishing also matters.......if u are not tiling ur walls front and back with expensive tiles or skreding evry wall or installing jacuzzi's in evry toilet ,baba.....9m will almost do it.

olumide4christ:


No problem,...though I can tell you that I was even trying to be mild with the N25m I mentioned which should be for basic finishing.... I just completed a Bills of Quantities this week, requested for by a contractor for his client for a similar duplex at New Oko-Oba, Agege, here in Lagos. The total sum came to N58 million based on the current price of cement....external works which comprise fence, interlocking paving stones, septic tank, soakaway pit, water tank gantry, drainage, etc cost a bit over N9 million (it was part of the N58 million)...of course, finishing differs from one building to the other.
If the client decide to carry out that project using direct labour and not a contractor, he would spend at least N46-48 million on materials and labour, excluding supervision if he required it.

olumide4christ:
[b]Budget N25 million upwards depending on the size of the building and the level of finishings.

I'm a Quantity Surveyor, part of my job is to prepare Bills of Quantities which is a detailed breakdown of all the items and costs involved in your project.

Its also part of my expertise to manage building projects, so we can manage your artisans & sub-contractors to achieve a successful project. By the way, I come from Abeokuta.

See my signature below for my contact details if you're interested.







Brother me will tell u d truth 9million will take to either all to finish or 91% will b done .
I say dis cuz am also building mine is 6 bedrooms duplex in Lagos.

Wat I did is mould 4500 block of size 9 n this is my breakdown
A bag is 2200 n I bought 150 bags but in three batches
Sand all is 44,000 n I bought 4
D moulder charged 400 per bag
Paid d bricklayer as a contractor so he charged 90,000 from foundation to first decking .
If u use my calculations u will c the difference .

God will help us both n keep blessing us

Regards.[/b]