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.
🧱 How much will it cost to build?
Pick a house type, finish level and location — see the cost breakdown by stage.
Stage-by-stage cost breakdown
Total estimate: ₦25,000,000–₦35,000,000
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 |
📝 The Lagos context
A two-bedroom bungalow is one of the most popular starter homes in Lagos — a single-storey house with two bedrooms, a living area, kitchen and bathrooms, small enough to be affordable and big enough for a young family or a first owner-occupier. Being on one level, it avoids the extra cost of a suspended floor slab and staircase that a storey building carries, which is a big part of why it lands cheaper than a duplex of similar bedroom count.
The build figure moves with plot size, design and — above all — finish level. A basic finish gets you a sound, liveable house with standard materials; a standard finish adds better tiling, a fitted kitchen and decent joinery; a luxury finish pushes the total up with POP, quality doors and premium fittings. Structural materials (cement, blocks, rods, roofing) set the shell cost, and the roof and finishing are where personal choices swing the number. Land is excluded from the figure and is often the largest cost in the whole project.
For most self-builders, the two-bed bungalow is the sensible middle ground: cheaper and faster than a bigger house, yet a proper family home rather than a rental unit. The winning approach is the usual one — buy structural materials in bulk during a softer price window, supervise the structure closely, and spend the finishing budget where you live with it daily: the kitchen, the bathrooms and the floors.