How much to build a 2-Bedroom Bungalow in Lagos
The most affordable building option for small families. Simple rectangular design reduces cost. Best value in areas like Epe, Ikorodu, Ibeju-Lekki where land is cheap.
2-bed~100 sqm4-6 months₦25M–₦35M (standard)
🧱 How much will it cost to build?
Pick a house type, finish level and location — see the cost breakdown by stage.
2-Bedroom Bungalow · Standard finish · Mainland
₦25.0M–₦35.0M
Mid-grade tiles, Dulux paint, stone-coated roofing options · 4-6 months build time
250
Cement (50kg bags)
2.5 tons
Iron rods
2,000
9-inch blocks
120 sqm
Roofing
Cost breakdown by stage
Foundation & Substructure
20% of total
₦3.6M–₦7.0M
Block Work & Superstructure
25% of total
₦4.5M–₦8.8M
Roofing
12% of total
₦2.2M–₦4.2M
Plastering & First Fix
10% of total
₦1.8M–₦3.5M
Finishing (tiles, paint, doors, windows)
25% of total
₦4.5M–₦8.8M
Electrical & Plumbing
8% of total
₦1.4M–₦2.8M
Stage-by-stage cost breakdown
Total estimate: ₦25,000,000–₦35,000,000
Foundation & Substructure
20% of total
₦3.6M–₦7.0M
Block Work & Superstructure
25% of total
₦4.5M–₦8.8M
Roofing
12% of total
₦2.2M–₦4.2M
Plastering & First Fix
10% of total
₦1.8M–₦3.5M
Finishing (tiles, paint, doors, windows)
25% of total
₦4.5M–₦8.8M
Electrical & Plumbing
8% of total
₦1.4M–₦2.8M
Labor rates for this build
All construction artisans you'll need for this project
| Role | Daily rate | Monthly rate |
|---|---|---|
Bricklayer/Mason Lays blocks, renders walls. The most critical artisan — bad bricklaying means uneven walls and structural issues. Experienced bricklayers charge premium. | ₦5,000–₦10,000 | ₦120,000–₦250,000 |
Carpenter Roofing framework, formwork for concrete casting, doors/window frames. A good roofing carpenter prevents leaks for decades. | ₦5,000–₦8,000 | ₦100,000–₦200,000 |
Plumber Water supply and drainage installation. First fix (before plastering) and second fix (after tiling). Poor plumbing causes the most expensive post-construction repairs. | ₦4,000–₦8,000 | ₦80,000–₦180,000 |
Electrician Wiring, conduit installation, panel board, earthing. MUST be certified — unlicensed electricians cause house fires. First fix and second fix stages. | ₦4,000–₦8,000 | ₦80,000–₦180,000 |
Tiler Floor and wall tile installation. Specialist tilers (marble, porcelain) charge N10K-N18K/day vs N5K-N8K for standard ceramic. | ₦5,000–₦12,000 | ₦100,000–₦250,000 |
Painter Interior and exterior painting. Screeding, filling, undercoat, and finishing. A 3-bedroom needs 2-3 weeks of painting work. | ₦4,000–₦7,000 | ₦80,000–₦150,000 |
POP Installer Plaster of Paris ceiling specialist. Paid per sqm (N3K-N6K/sqm installed) rather than daily rate. Cornices and decorative work cost extra. | ₦5,000–₦10,000 | — |
Welder/Iron Bender Bends and ties iron rods for reinforcement. Also fabricates gates, burglar-proof bars, and railings. | ₦4,000–₦8,000 | ₦80,000–₦160,000 |
Laborer (General) Carries materials, mixes mortar, assists artisans. A site needs 3-6 laborers depending on project size. | ₦3,000–₦5,000 | ₦60,000–₦100,000 |
Site Engineer/Foreman Supervises construction, reads drawings, manages artisans. A qualified site engineer prevents costly structural mistakes. 5-7% of project budget. | ₦15,000–₦30,000 | ₦350,000–₦600,000 |