Cost of Building a 3-Bedroom Duplex in Nigeria (2026)
Building a 3-bedroom duplex in Nigeria costs between ₦52.8M and ₦126.7M in 2026, depending on the city and finish level. A standard-finish 3-bedroom duplex in Lekki, Lagos comes to about ₦75.8M (196 m², ₦386,744/m²).
3-bedroom duplex cost by city (2026)
| Area | Basic | Standard | Luxury |
|---|---|---|---|
| Lekki, Lagos | ₦59.6M | ₦75.8M | ₦120.5M |
| Ajah, Lagos | ₦57.7M | ₦73.5M | ₦117.2M |
| Ikorodu, Lagos | ₦53.7M | ₦68.8M | ₦110.2M |
| Maitama, FCT Abuja | ₦62.8M | ₦79.8M | ₦126.7M |
| Gwarinpa, FCT Abuja | ₦58.5M | ₦74.7M | ₦119.1M |
| Port Harcourt GRA, Rivers | ₦60.5M | ₦77.2M | ₦123.1M |
| Ibadan - Bodija, Oyo | ₦52.8M | ₦67.7M | ₦108.6M |
| Independence Layout, Enugu | ₦55.8M | ₦71.6M | ₦114.6M |
| Nassarawa GRA, Kano | ₦55.5M | ₦71.5M | ₦114.9M |
Includes foundation, structure, roofing, finishes, electrical & plumbing, fence and gate and a 7.5% contingency.
My House Cost NG prices your exact design, location and finish with live material prices — with a full breakdown, BOQ and construction timeline.
Get my free estimate →Where the money goes
For a standard-finish 3-bedroom duplex in Lekki, finishes and the structure take the biggest share of the budget:
| Element | Share | Cost |
|---|---|---|
| Foundation | 8.8% | ₦6,696,507 |
| Structure | 25.7% | ₦19,518,146 |
| Finishes | 30.1% | ₦22,822,112 |
| Services | 13.3% | ₦10,112,460 |
| External Works | 11.0% | ₦8,302,974 |
| Prelims & Contingency | 11.0% | ₦8,349,565 |
| Total | 100% | ₦75,801,764 |
Materials needed for a 3-bedroom duplex
Approximate quantities for the foundation, frame, walls, plastering and floor screeds (fence excluded from blocks where noted):
| Material | Approx. quantity | Cost at today's prices |
|---|---|---|
| Cement (50kg bags) | 841 bags | ₦10,766,848 |
| Sandcrete blocks (6" & 9") | 7,713 blocks | ₦6,942,033 |
| Iron rods | 4.0 tonnes | ₦3,224,000 |
| Sharp sand | 162 tonnes | ₦2,107,430 |
| Granite | 101 tonnes | ₦2,028,000 |
Prices move every month — cement is ₦12,800 per bag this month. Check the live material price tracker before you buy.
How much does it cost to roof a 3-bedroom duplex?
| Roof type | Roofing cost | Total house cost |
|---|---|---|
| Aluminium longspan | ₦3.6M | ₦75.8M |
| Stone-coated tiles | ₦4.2M | ₦76.4M |
| Concrete deck (flat roof) | ₦5.5M | ₦78.0M |
With or without a Boys' Quarters (BQ)?
Most 3-bedroom duplexs in Lagos and Abuja are built with a BQ. Adding a 2-room BQ with kitchenette and toilet costs about ₦17.8M: ₦75.8M without, ₦93.6M with.
How long does it take to build?
With steady funding, about 8 months:
| Phase | Months | Cost |
|---|---|---|
| Site preparation | 1–1 | ₦1.2M |
| Foundation | 1–2 | ₦6.7M |
| Structure | 2–4 | ₦15.9M |
| Roofing | 4–5 | ₦3.6M |
| Services 1st fix | 5–6 | ₦4.6M |
| Plastering & screeding | 5–6 | ₦4.6M |
| Interior finishes | 6–8 | ₦18.3M |
| Services 2nd fix | 7–8 | ₦5.6M |
| External works | 7–8 | ₦8.3M |
| Snagging & handover | 8–8 | ₦7.1M |
Can your salary build it?
Saving half of a ₦1,000,000 monthly income, a basic-finish 3-bedroom duplex in Ikorodu would take about 8.9 years to fund. Building in phases spreads the cost — the My House Cost NG report shows exactly what each stage needs.
Download a branded Bill of Quantities, labour & material split and month-by-month construction plan for your 3-bedroom duplex.
Start my estimate →Frequently asked questions
How much does it cost to build a 3-bedroom duplex in Nigeria?
About ₦75.8M for a standard-finish 3-bedroom duplex in Lekki, Lagos and ₦74.7M in Gwarinpa, Abuja in 2026.
How many bags of cement can build a 3-bedroom duplex?
Roughly 841 bags of 50kg cement for the foundation, frame, blockwork, plastering and screeding.
How much does it cost to roof a 3-bedroom duplex in Nigeria?
About ₦3.6M with aluminium longspan and ₦4.2M with stone-coated tiles, including timber and labour.
What is the cost per square metre of a 3-bedroom duplex?
Around ₦386,744 per m² in Lekki for standard finishing.
How much is a 3-bedroom duplex in US dollars?
About $50,535 at ₦1,500 to $1.
My House Cost NG prices your exact design, location and finish with live material prices — with a full breakdown, BOQ and construction timeline.
Get my free estimate →