How much to build a Block of 4 Flats (2-bed each) in Lagos
A block of 4 two-bedroom flats — the classic Lagos rental investment property. Annual rental income of N4M-N12M depending on location. Payback period: 8-15 years.
2-bed~400 sqm12-18 months₦120M–₦180M (standard)
🧱 How much will it cost to build?
Pick a house type, finish level and location — see the cost breakdown by stage.
Block of 4 Flats (2-bed each) · Standard finish · Mainland
₦120.0M–₦180.0M
Mid-grade tiles, Dulux paint, stone-coated roofing options · 12-18 months build time
1,200
Cement (50kg bags)
15 tons
Iron rods
10,000
9-inch blocks
250 sqm
Roofing
Cost breakdown by stage
Foundation
15% of total
₦12.0M–₦27.0M
Superstructure
18% of total
₦14.4M–₦32.4M
Decking (2 floors)
14% of total
₦11.2M–₦25.2M
Roofing
8% of total
₦6.4M–₦14.4M
Finishing
35% of total
₦28.0M–₦63.0M
Electrical & Plumbing
10% of total
₦8.0M–₦18.0M
Stage-by-stage cost breakdown
Total estimate: ₦120,000,000–₦180,000,000
Foundation
15% of total
₦12.0M–₦27.0M
Superstructure
18% of total
₦14.4M–₦32.4M
Decking (2 floors)
14% of total
₦11.2M–₦25.2M
Roofing
8% of total
₦6.4M–₦14.4M
Finishing
35% of total
₦28.0M–₦63.0M
Electrical & Plumbing
10% of total
₦8.0M–₦18.0M
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 |