Prices as at 15 October 2026, checked weekly. Base location Abuja.
How much does it cost to build a 3-bedroom bungalow in Nigeria?
Using Buildocrat's rates as at 15 October 2026, the main building works for a typical 140 m² three-bedroom bungalow in Abuja come to about ₦51,484,751 (about ₦367,748 per m²) including preliminaries, overheads, contingency, profit and VAT. This covers substructure, blockwork, roof, plastering, screed, floor and wall tiles, ceilings, painting, doors, windows and basic electrical and plumbing. It excludes land, approvals, professional fees, external works, fencing, borehole, septic tank and furnishings.
Important: the quantities below are for an illustrative plan, not your drawings. Use them to budget and compare quotes, then get a bill of quantities measured from your own design.
Summary
| Amount |
|---|
| Measured works (net) | ₦35,066,064 |
| Preliminaries (10%) | ₦3,506,606 |
| Net cost | ₦38,572,670 |
| Overheads (7.5%) | ₦2,892,950 |
| Contingency (5%) | ₦2,073,281 |
| Profit (10%) | ₦4,353,890 |
| Contract sum excl. VAT | ₦47,892,792 |
| VAT (7.5%) | ₦3,591,959 |
| Contract sum incl. VAT | ₦51,484,751 |
| Cost per m² (140 m², incl. VAT) | ₦367,748 |
Cost by location
| Location | Contract sum incl. VAT | Per m² |
|---|
| Abuja (FCT) | ₦51,484,751 | ₦367,748 |
| Lagos | ₦54,791,013 | ₦391,364 |
| Port Harcourt | ₦54,171,713 | ₦386,941 |
| Ibadan | ₦47,258,416 | ₦337,560 |
| Osogbo (Osun) | ₦47,115,527 | ₦336,539 |
| Kano | ₦45,904,508 | ₦327,889 |
| Kaduna | ₦46,636,532 | ₦333,118 |
| Enugu | ₦48,472,539 | ₦346,232 |
| Benin City | ₦49,100,629 | ₦350,719 |
| Uyo | ₦51,046,776 | ₦364,620 |
| Jos | ₦47,044,343 | ₦336,031 |
| Riverine / creek site | ₦64,758,413 | ₦462,560 |
Priced items
| Item | Quantity | Net rate | Amount |
|---|
| A01 Clear site of bush and shrubs, remove arisings | 450 m² | ₦172 | ₦77,372 |
| A02 Excavate trench for strip foundation by hand, n.e. 1.5m deep, normal soil | 38 m³ | ₦4,585 | ₦174,230 |
| A04 Backfill with selected excavated material, compacted in 150mm layers | 20 m³ | ₦2,899 | ₦57,986 |
| A07 Anti-termite treatment to formation | 150 m² | ₦717 | ₦107,533 |
| A08 1000g polythene DPM with 150mm laps | 150 m² | ₦390 | ₦58,509 |
| B01 Plain concrete 1:3:6 in blinding (site-mixed) | 3.2 m³ | ₦98,716 | ₦315,892 |
| B02 Reinforced concrete 1:2:4 in foundations / bases / ground beams | 16 m³ | ₦127,723 | ₦2,043,566 |
| B06 High-yield reinforcement 12-16mm, cut, bent & fixed | 1.2 tonne | ₦1,208,315 | ₦1,449,978 |
| B12 Reinforcement 8-10mm links/stirrups, cut, bent & fixed | 0.4 tonne | ₦1,306,845 | ₦522,738 |
| B07 Formwork (plank) to sides of foundations & ground beams | 55 m² | ₦7,457 | ₦410,149 |
| C03 225mm hollow blockwork filled solid with 1:2:4 concrete, below DPC | 42 m² | ₦20,527 | ₦862,132 |
| A05 Imported laterite filling, compacted in 150mm layers | 45 m³ | ₦12,309 | ₦553,911 |
| A06 Hardcore bed 150mm thick, blinded with stone dust, compacted | 150 m² | ₦4,123 | ₦618,503 |
| C01 225mm hollow sandcrete blockwork in cement-sand mortar 1:6 | 380 m² | ₦12,779 | ₦4,855,940 |
| B03 Reinforced concrete 1:2:4 in suspended slabs, beams & columns | 6 m³ | ₦135,819 | ₦814,912 |
| B09 Formwork (marine board) to columns and beams | 90 m² | ₦11,003 | ₦990,252 |
| D01 Timber roof: 2x4 trusses/rafters, 2x3 purlins, 2x6 wall plate, treated (slope area) | 190 m² | ₦8,846 | ₦1,680,740 |
| D02 0.55mm longspan aluminium (Grade A) on timber purlins incl. laps, ridges & fixings | 190 m² | ₦10,830 | ₦2,057,748 |
| D04 PVC fascia board fixed to rafter ends | 60 m | ₦6,760 | ₦405,581 |
| E01 15mm internal plaster, cement-sand 1:6, to blockwork | 760 m² | ₦3,202 | ₦2,433,577 |
| E02 20mm external render, cement-sand 1:4 | 330 m² | ₦4,708 | ₦1,553,717 |
| E03 40mm cement-sand 1:3 floor screed | 140 m² | ₦6,305 | ₦882,723 |
| E04 600x600 ceramic floor tiles (mid-range) on adhesive, grouted | 115 m² | ₦13,875 | ₦1,595,675 |
| E06 300x600 wall tiles on adhesive, grouted | 40 m² | ₦13,736 | ₦549,438 |
| E07 Skim coat + 3 coats emulsion to internal plastered walls | 760 m² | ₦2,375 | ₦1,804,976 |
| E08 2 coats weathershield paint to external render | 330 m² | ₦1,612 | ₦531,816 |
| E20 Plain POP false ceiling on 2x2 timber frame | 140 m² | ₦8,366 | ₦1,171,231 |
| J01 Flush door 900x2100 with frame & ironmongery, supply & fix | 8 unit | ₦123,517 | ₦988,138 |
| J03 Steel security door 1200, supply & fix with grouting | 1 unit | ₦433,720 | ₦433,720 |
| J04 Aluminium casement window, 5mm glass & net, s&f incl. making good | 18 m² | ₦95,984 | ₦1,727,713 |
| F01 Lighting point: 1.5mm2 in 20mm conduit (avg 8m), switch share, LED downlight | 32 point | ₦29,032 | ₦929,028 |
| F02 13A socket point: 2.5mm2 in 20mm conduit (avg 10m), twin socket | 28 point | ₦39,386 | ₦1,102,806 |
| F23 12-way TPN distribution board with 12 MCBs, installed | 1 unit | ₦160,124 | ₦160,124 |
| F03 WC suite (mid-range), supplied, fixed & connected | 3 unit | ₦142,805 | ₦428,415 |
| F04 Wash hand basin with pedestal & mixer, fixed & connected | 3 unit | ₦101,674 | ₦305,021 |
| F05 Single-bowl stainless kitchen sink with mixer, fixed & connected | 1 unit | ₦87,671 | ₦87,671 |
| F12 Cold water point, 20mm PPR (avg 6m run) | 9 point | ₦16,167 | ₦145,500 |
| F14 Soil & waste point, uPVC 110/50mm | 7 point | ₦25,300 | ₦177,100 |
Price your own list in the estimator
Frequently asked questions
How much does it cost to build a 3-bedroom bungalow in Nigeria?
About ₦51,484,751 in Abuja for the main building works of a typical 140 m² bungalow as at 15 October 2026, or about ₦367,748 per m², including overheads, profit and VAT but excluding land, fees, external works and borehole (Buildocrat estimate).
What is the cost of building per square metre in Nigeria?
For a standard-finish bungalow, about ₦367,748 per m² in Abuja on Buildocrat's Oct 2026 rates. Higher finishes, suspended floors and full MEP increase this.
What is excluded?
Land, survey and approvals, professional fees, external works, fencing, borehole, septic tank, landscaping, air-conditioning and furnishings.
How to cite: Buildocrat, Nigeria Construction Rate Book, https://rates.buildocrat.store/guides/cost-to-build-3-bedroom-bungalow/, prices as at 15 October 2026.