How much does it cost to build a 3-bedroom bungalow in Lagos?
The most-searched construction question in Nigeria. Full breakdown — foundation, blockwork, roofing, finishing, plus the materials list and labor cost.
Budget: ₦25M–₦35MStandard: ₦35M–₦50MLuxury: ₦50M–₦80M
🧱 How much will it cost to build?
Pick a house type, finish level and location — see the cost breakdown by stage.
3-Bedroom Bungalow · Standard finish · Mainland
₦35.0M–₦50.0M
Mid-grade tiles, Dulux paint, stone-coated roofing options · 5-8 months build time
350
Cement (50kg bags)
3.5 tons
Iron rods
3,000
9-inch blocks
160 sqm
Roofing
Cost breakdown by stage
Foundation & Substructure
20% of total
₦5.0M–₦10.0M
Block Work & Superstructure
22% of total
₦5.5M–₦11.0M
Roofing
12% of total
₦3.0M–₦6.0M
Plastering & First Fix
10% of total
₦2.5M–₦5.0M
Finishing (tiles, paint, doors, windows)
28% of total
₦7.0M–₦14.0M
Electrical & Plumbing
8% of total
₦2.0M–₦4.0M
Stage-by-stage cost breakdown
Total estimate: ₦35,000,000–₦50,000,000
Foundation & Substructure
20% of total
₦5.0M–₦10.0M
Block Work & Superstructure
22% of total
₦5.5M–₦11.0M
Roofing
12% of total
₦3.0M–₦6.0M
Plastering & First Fix
10% of total
₦2.5M–₦5.0M
Finishing (tiles, paint, doors, windows)
28% of total
₦7.0M–₦14.0M
Electrical & Plumbing
8% of total
₦2.0M–₦4.0M
Lagos Construction Labor Rates
Daily and monthly rates for construction artisans in Lagos
| 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 |