The Cost of Building a 3-Bedroom Bungalow in Nigeria

So you’re thinking about building a 3-bedroom bungalow in Nigeria? Smart choice, bungalows are practical, elegant, and perfect for family living.

But let’s get down to the question on everyone’s mind: how much is this going to cost you?

I’ve helped dozens of families navigate the building process, and I’m going to break down everything you need to know about the costs involved.

Grab a cup of coffee (or maybe something stronger when you see these prices).

The Quick Answer (But It’s Complicated…)

If you’re looking for a ballpark figure, a standard 3-bedroom bungalow in Nigeria currently costs between ₦15 million and ₦45 million to build completely, depending on location, materials, and finishes. That’s a wide range, I know…But by the end of this article, you’ll understand exactly where your project might fall on this spectrum.

“When I started building my bungalow in 2023, I budgeted ₦20 million,” shares Emeka, a client from Enugu. “I ended up spending ₦28 million because I didn’t account for price fluctuations and some finishing upgrades I decided on midway.”

Let’s break down these costs so you can plan better than Emeka did.

Location Matters, A Lot.

First things first, where you’re building dramatically impacts your costs. Here’s a quick comparison:

Lagos/Abuja: ₦25-45 million (premium land costs, higher labour rates)
Port Harcourt/Enugu/Asaba: ₦20-35 million (moderate land and labour costs)
Smaller cities and rural areas: ₦15-25 million (more affordable land and labour)

Remember, we’re talking about the building itself, not including land acquisition (we’ll get to that later).

Breaking Down the Costs: What You’re Paying For

Let’s look at what goes into that final price tag, based on percentages of the total cost for a mid-range 3-bedroom bungalow:

1. Foundation and Substructure (15-20%)

The foundation is literally what everything else rests on, skimp here, and you’ll regret it for years.

This includes:

Excavation work
Foundation trenching
Concrete work
Damp-proofing
Soakaway and septic tank systems

The cost varies dramatically based on your soil type. Clay or waterlogged soil? Expect to pay more for special foundation types like raft or pile foundations.

“We discovered our land in Lekki had a high water table,” says Funke, a homeowner in Lagos. “This added nearly ₦2 million to our foundation costs alone for extra waterproofing and a more robust foundation system.”

2. Superstructure and Frame (20-25%)

This is the skeleton of your home, including:

Block work
Concrete columns
Lintels
Beams
Roof framing

Material choices here significantly impact costs. Sand-crete blocks cost less than clay bricks, for instance, while imported roofing materials will cost significantly more than locally sourced options.

3. Roofing (10-15%)

Your roofing choices dramatically affect both aesthetics and budget:

Long span aluminum (most economical)
Stone-coated roofing tiles (mid-range)
Gerard stone-coated sheets (premium)
Clay or concrete tiles (premium)

A standard roof for a 3-bedroom bungalow using long span aluminum might cost ₦1.5-2.5 million, while premium materials could push this to ₦3-5 million.

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4. Finishes (25-30%)

This is where many budgets explode because it’s tempting to upgrade:

Flooring (ceramic tiles vs. porcelain vs. marble)
Painting (standard vs. premium paints)
Kitchen fittings (local vs. imported)
Bathroom fixtures (standard vs. luxury)
Wardrobes and cabinetry

“I initially budgeted ₦2 million for flooring,” remembers Chinedu from Owerri. “But after seeing some imported Italian tiles, I ended up spending ₦3.8 million. They’re gorgeous, but that decision rippled through my entire budget.”

5. Services (15-20%)

These systems make your house functional:

Electrical wiring and fixtures
Plumbing
Air conditioning
Security systems
Internet infrastructure

6. External Works (5-10%)

Don’t forget about:

Landscaping
Driveways and paths
Perimeter fencing
Gates and security posts
External lighting

Many first-time builders underestimate these costs, but they can add up to ₦2-5 million depending on your plot size and preferences.

Sample Cost Breakdown for a 3-Bedroom Bungalow (Mid-Range)

Let’s put some actual numbers to a hypothetical 150 square meter (about 1,600 square feet) 3-bedroom bungalow in a city like Ibadan:

Preliminary works/setting out: ₦300,000
Foundation to DPC: ₦4,500,000
Superstructure (block work): ₦3,800,000
Roofing: ₦2,200,000
Windows and doors: ₦1,800,000
Electrical works: ₦1,200,000
Plumbing works: ₦1,100,000
Flooring: ₦2,200,000
Wall finishes (plastering, painting): ₦1,700,000
Ceiling works: ₦800,000
Kitchen and bathroom fittings: ₦2,300,000
External works: ₦1,500,000

Total: ₦23,400,000

This budget represents a decent quality build with standard finishes, nothing ultra-luxury, but certainly not cutting corners on important structural elements.

Hidden Costs That Will Surprise First-Time Builders

Oh, those sneaky expenses that never make it into the initial budget. Let me warn you about a few:

1. Professional Fees (5-10%)

Architectural design: ₦500,000-₦1,500,000
Structural engineering: ₦300,000-₦800,000
Quantity surveyor: ₦300,000-₦700,000
Project management: 3-5% of total construction cost

“I thought I could manage without a quantity surveyor,” admits Bola from Abeokuta. “That mistake cost me nearly ₦3 million in material wastage and poor procurement decisions.”

2. Permits and Approvals

Building permit: Varies by location, typically ₦200,000-₦1,000,000
Survey plan: ₦100,000-₦300,000
Environmental impact assessment (if required): ₦300,000+

3. Inflation and Currency Fluctuation Buffer

Nigeria’s economic realities mean prices can change dramatically during your building period. Smart builders include a 15-20% contingency buffer in their budget.

“I started building in January when cement was ₦4,300 per bag,” says Tunde from Lagos. “By July, it was ₦6,000. That alone added almost ₦1 million to my material costs.”

4. Security During Construction

You’ll need to budget for:

Security personnel: ₦60,000-₦150,000 monthly
Temporary fencing: ₦300,000-₦800,000
Security lights: ₦100,000-₦300,000

5. Temporary Services

Temporary electricity: ₦200,000-₦500,000
Water provision during construction: ₦150,000-₦400,000

Must Read: 7 Pro Tips to Become a Successful Real Estate Agent in Nigeria

Building Approaches and Their Cost Implications

Your building approach significantly impacts your final cost:

1. Direct Labour

Managing the project yourself and hiring individual tradespeople can save 15-25% on costs but requires:

Construction knowledge
Time commitment (often 4+ hours daily)
Strong negotiation skills
Project management abilities

“I saved about ₦5 million using direct labor,” shares Adebayo from Ibadan. “But it basically became a full-time job for 10 months, and I developed hypertension from the stress.”

2. Hiring a Contractor

More expensive but much less stressful. Expect to pay:

15-25% markup on materials
Profit margins on labor
Management fees

The benefit? A single point of responsibility and (hopefully) fewer headaches.

3. Turnkey Solution

Companies offering complete “design and build” services charge a premium (sometimes 30-40% more than direct labor) but deliver a finished home with minimal involvement from you.

Cost-Saving Strategies That Won’t Compromise Quality

Looking to shave some naira off that budget? Here are some smart places to economize:

1. Phased Construction

Build the core structure first, then complete finishes over time as funds allow. Many Nigerians build the structure, make it minimally habitable, then improve it gradually.

2. Material Choices

Some smart swaps include:

Locally manufactured floor tiles instead of imported (save 30-50%)
Standard height doors instead of extended height (save 15-20%)
PVC windows instead of aluminum (save 30-40%)
Standard ceramic sanitaryware instead of designer brands (save 40-60%)

3. Simplified Design

Each additional corner or complex roof junction adds cost. A simple rectangular design with a straightforward roof will save significantly on both materials and labor.

4. Bulk Purchasing

Buying major materials in bulk (especially those unlikely to change in price like blocks, sand, and granite) can save 10-15%.

“I purchased all my blocks at once and negotiated a 12% discount,” explains Ibrahim from Kaduna. “That single decision saved me over ₦600,000.”

5. Energy Efficiency Investments

Spending a bit more upfront on:

Better insulation
Energy-efficient windows
Solar power systems

…can substantially reduce your long-term running costs.

Regional Price Variations Across Nigeria

Let’s talk about how costs vary across different regions:

Northern Nigeria (Kaduna, Kano, Sokoto):

Generally 10-20% lower construction costs than South
Lower labor rates
Some materials may cost more due to transportation
Specialized designs for extreme heat can add costs

Southwest (Lagos, Ibadan, Abeokuta):

Premium prices in Lagos (25-40% higher than other cities)
High labor costs
Good availability of materials and skilled labor

Southeast (Enugu, Owerri, Onitsha):

Moderate costs
Strong tradition of quality masonry
Material costs impacted by transportation issues

South-South (Port Harcourt, Calabar, Uyo):

Higher costs due to soil conditions requiring special foundations
Increased waterproofing requirements
Premium on skilled labor

Timing Your Construction: Seasonal Cost Variations

Did you know that when you build affects how much you spend? Here’s the insider knowledge:

Rainy Season (May-October):

Slower construction progress
Potential for water damage to materials
Lower labor availability
BUT sometimes lower material costs

Dry Season (November-April):

Faster construction
Higher labor availability
Often higher material costs due to increased demand
Water may be more expensive

“I started my foundation work in April, just before heavy rains,” notes Victoria from Port Harcourt. “The unexpected early rains caused flooding that damaged materials and delayed work by three weeks. Starting in January would have been much better.”

Future-Proofing Your Investment

Building a home is a long-term investment. Consider these additions that might cost more now but save money or add value later:

Provisions for future expansion (extended foundation, stub columns): ₦500,000-₦1,500,000
Solar power system: ₦2,000,000-₦5,000,000
Water harvesting system: ₦300,000-₦800,000
Quality water treatment system: ₦200,000-₦500,000
Home automation basics: ₦500,000-₦2,000,000

What About Land Costs?

We’ve focused on building costs, but land acquisition is a major part of your overall budget. Current land costs per square meter:

Lagos premium areas: ₦100,000-₦500,000/sqm
Lagos mainland: ₦30,000-₦100,000/sqm
Abuja central: ₦80,000-₦300,000/sqm
Abuja satellite towns: ₦15,000-₦50,000/sqm
State capitals: ₦10,000-₦70,000/sqm
Smaller cities: ₦5,000-₦30,000/sqm

For a typical 500sqm plot, that’s anywhere from ₦2.5 million to ₦150 million just for the land.

Final Thoughts: Is Building Worth It vs. Buying?

Building your own home in Nigeria typically costs 15-30% less than buying a comparable ready-built property, assuming you manage the process well. Plus, you get exactly what you want rather than compromising on someone else’s design.

“Despite all the challenges, building our own home was one of the best decisions we made,” shares the Okonkwo family from Asaba. “Yes, it took longer and had more stress than we expected, but we got exactly the home we wanted for about 25% less than buying would have cost.”

Remember that construction costs continue to rise at 10-20% annually in many Nigerian cities, so the sooner you start, the better. Just make sure you’re financially prepared not just for the expected costs, but for those surprising extras that inevitably crop up along the way.

Building your own 3-bedroom bungalow in Nigeria is a journey, sometimes stressful, occasionally frustrating, but ultimately rewarding. With careful planning, realistic budgeting, and the right team, you’ll soon be enjoying the unique satisfaction that comes from walking through the front door of a home you created from the ground up.

Ready to start your building journey? The first step is a realistic budget based on your location, desired finishes, and building approach. From there, it’s one block at a time.