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
Two-bedroom bungalow na one of the most popular starter home for Lagos — single-storey house with two bedroom, living area, kitchen and bathroom, small enough to dey affordable and big enough for young family or first owner-occupier. Because e dey on one level, e dey avoid the extra cost of suspended floor slab and staircase wey storey building dey carry, wey na big part of why e dey land cheaper than duplex of similar bedroom count.
The build figure dey move with plot size, design and — above all — finish level. Basic finish go give you sound, liveable house with standard material; standard finish dey add better tiling, fitted kitchen and decent joinery; luxury finish dey push the total up with POP, quality door and premium fitting. Structural material (cement, block, rod, roofing) dey set the shell cost, and the roof and finishing na where personal choice dey swing the number. Land no dey inside the figure and e dey often the biggest cost for the whole project.
For most self-builder, the two-bed bungalow na the sensible middle ground: cheaper and faster than bigger house, yet proper family home instead of rental unit. The winning approach na the usual one — buy structural material in bulk during softer price window, supervise the structure closely, and spend the finishing budget where you dey live with am daily: the kitchen, the bathroom and the floor.