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.
🧱 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: ₦35,000,000–₦50,000,000
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 |
📝 The Lagos context
"How much e dey cost to build three-bedroom house for Lagos?" na probably the most-asked construction question for Nigeria, and the honest answer na range, no be single number — because the total dey depend on decision wey you dey make, no be just the design. The three-bedroom bungalow na the benchmark because na the most common family build, but even for that one layout, basic, standard and luxury finish dey produce very different final figure.
Break the cost into stage and e go dey controllable instead of mysterious: land (often the biggest and most variable line, and usually dem dey quote am separately), foundation, blockwork to lintel and roof level, roofing, then finishing — plastering, tiling, kitchen, door, POP, painting, plumbing and electrical. The shell (structure and roof) dey fairly predictable and dey track material price — cement, rod, block, roofing — while finishing na where your taste and budget dey swing the total by the widest margin.
The reason the figure dey move so much over time na because dem build am almost entirely from volatile material. Cement, steel and sand-and-granite all dey shift with fuel, the naira and the season, so build wey dem cost last year rarely dey cost the same today. The practical defence na the same one wey experienced builder dey use: estimate quantity early, buy structural material in bulk during softer price window, supervise the structure for quality, and decide your finishing level upfront — because that single choice, pass any other, dey decide where your final number go land.