Cost of Building a 4-Bedroom Duplex in Nigeria (2026)
Building a 4-bedroom duplex + BQ in Nigeria costs between ₦75.4M and ₦169.7M in 2026, depending on the city and finish level. A standard-finish 4-bedroom duplex + BQ in Lekki, Lagos comes to about ₦103.6M (238 m², ₦435,407/m²).
4-bedroom duplex cost by city (2026)
| Area | Basic | Standard | Luxury |
|---|---|---|---|
| Lekki, Lagos | ₦85.1M | ₦103.6M | ₦161.4M |
| Ajah, Lagos | ₦82.4M | ₦100.5M | ₦156.9M |
| Ikorodu, Lagos | ₦76.7M | ₦94.0M | ₦147.4M |
| Maitama, FCT Abuja | ₦89.7M | ₦109.1M | ₦169.7M |
| Gwarinpa, FCT Abuja | ₦83.5M | ₦102.0M | ₦159.3M |
| Port Harcourt GRA, Rivers | ₦86.5M | ₦105.5M | ₦164.7M |
| Ibadan - Bodija, Oyo | ₦75.4M | ₦92.4M | ₦145.2M |
| Independence Layout, Enugu | ₦79.8M | ₦97.7M | ₦153.3M |
| Nassarawa GRA, Kano | ₦79.4M | ₦97.6M | ₦153.7M |
Includes foundation, structure, roofing, finishes, electrical & plumbing, fence and gate, a 2-room BQ and a 7.5% contingency.
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For a standard-finish 4-bedroom duplex + BQ in Lekki, finishes and the structure take the biggest share of the budget:
| Element | Share | Cost |
|---|---|---|
| Foundation | 7.4% | ₦7,702,607 |
| Structure | 21.9% | ₦22,650,498 |
| Finishes | 25.2% | ₦26,067,716 |
| Services | 11.2% | ₦11,632,380 |
| External Works | 23.2% | ₦24,044,309 |
| Prelims & Contingency | 11.1% | ₦11,529,264 |
| Total | 100% | ₦103,626,774 |
Materials needed for a 4-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) | 952 bags | ₦12,181,888 |
| Sandcrete blocks (6" & 9") | 8,213 blocks | ₦7,391,898 |
| Iron rods | 4.8 tonnes | ₦3,816,000 |
| Sharp sand | 180 tonnes | ₦2,344,940 |
| Granite | 115 tonnes | ₦2,294,600 |
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 4-bedroom duplex?
| Roof type | Roofing cost | Total house cost |
|---|---|---|
| Aluminium longspan | ₦4.4M | ₦103.6M |
| Stone-coated tiles | ₦5.0M | ₦104.6M |
| Concrete deck (flat roof) | ₦6.7M | ₦106.2M |
With or without a Boys' Quarters (BQ)?
Most 4-bedroom duplexs in Lagos and Abuja are built with a BQ. Adding a 2-room BQ with kitchenette and toilet costs about ₦17.8M: ₦85.8M without, ₦103.6M with.
How long does it take to build?
With steady funding, about 8 months:
| Phase | Months | Cost |
|---|---|---|
| Site preparation | 1–1 | ₦1.7M |
| Foundation | 1–2 | ₦7.7M |
| Structure | 2–4 | ₦18.3M |
| Roofing | 4–5 | ₦4.4M |
| Services 1st fix | 5–6 | ₦5.2M |
| Plastering & screeding | 5–6 | ₦5.2M |
| Interior finishes | 6–8 | ₦20.9M |
| Services 2nd fix | 7–8 | ₦6.4M |
| External works | 7–8 | ₦24.0M |
| Snagging & handover | 8–8 | ₦9.8M |
Can your salary build it?
Saving half of a ₦1,000,000 monthly income, a basic-finish 4-bedroom duplex in Ikorodu would take about 12.8 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 4-bedroom duplex.
Start my estimate →Frequently asked questions
How much does it cost to build a 4-bedroom duplex in Nigeria?
About ₦103.6M for a standard-finish 4-bedroom duplex + BQ in Lekki, Lagos and ₦102.0M in Gwarinpa, Abuja in 2026.
How many bags of cement can build a 4-bedroom duplex?
Roughly 952 bags of 50kg cement for the foundation, frame, blockwork, plastering and screeding.
How much does it cost to roof a 4-bedroom duplex in Nigeria?
About ₦4.4M with aluminium longspan and ₦5.0M with stone-coated tiles, including timber and labour.
What is the cost per square metre of a 4-bedroom duplex?
Around ₦435,407 per m² in Lekki for standard finishing.
How much is a 4-bedroom duplex in US dollars?
About $69,085 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.
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