Cost of Building a 5-Bedroom Duplex in Nigeria (2026)
Building a 5-bedroom duplex + BQ in Nigeria costs between ₦82.1M and ₦186.1M in 2026, depending on the city and finish level. A standard-finish 5-bedroom duplex + BQ in Lekki, Lagos comes to about ₦113.4M (280 m², ₦405,167/m²).
5-bedroom duplex cost by city (2026)
| Area | Basic | Standard | Luxury |
|---|---|---|---|
| Lekki, Lagos | ₦92.7M | ₦113.4M | ₦176.9M |
| Ajah, Lagos | ₦89.7M | ₦110.0M | ₦172.0M |
| Ikorodu, Lagos | ₦83.5M | ₦102.8M | ₦161.5M |
| Maitama, FCT Abuja | ₦97.7M | ₦119.5M | ₦186.1M |
| Gwarinpa, FCT Abuja | ₦91.0M | ₦111.6M | ₦174.7M |
| Port Harcourt GRA, Rivers | ₦94.1M | ₦115.5M | ₦180.6M |
| Ibadan - Bodija, Oyo | ₦82.1M | ₦101.2M | ₦159.1M |
| Independence Layout, Enugu | ₦86.8M | ₦106.9M | ₦168.0M |
| Nassarawa GRA, Kano | ₦86.4M | ₦106.8M | ₦168.4M |
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 5-bedroom duplex + BQ in Lekki, finishes and the structure take the biggest share of the budget:
| Element | Share | Cost |
|---|---|---|
| Foundation | 7.6% | ₦8,669,209 |
| Structure | 22.7% | ₦25,714,732 |
| Finishes | 25.8% | ₦29,262,179 |
| Services | 11.6% | ₦13,152,300 |
| External Works | 21.2% | ₦24,044,309 |
| Prelims & Contingency | 11.1% | ₦12,604,148 |
| Total | 100% | ₦113,446,877 |
Materials needed for a 5-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) | 1,059 bags | ₦13,557,760 |
| Sandcrete blocks (6" & 9") | 8,671 blocks | ₦7,803,531 |
| Iron rods | 5.5 tonnes | ₦4,400,000 |
| Sharp sand | 198 tonnes | ₦2,569,060 |
| Granite | 128 tonnes | ₦2,557,000 |
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 5-bedroom duplex?
| Roof type | Roofing cost | Total house cost |
|---|---|---|
| Aluminium longspan | ₦5.1M | ₦113.4M |
| Stone-coated tiles | ₦5.9M | ₦114.5M |
| Concrete deck (flat roof) | ₦7.8M | ₦116.5M |
With or without a Boys' Quarters (BQ)?
Most 5-bedroom duplexs in Lagos and Abuja are built with a BQ. Adding a 2-room BQ with kitchenette and toilet costs about ₦17.8M: ₦95.6M without, ₦113.4M with.
How long does it take to build?
With steady funding, about 9 months:
| Phase | Months | Cost |
|---|---|---|
| Site preparation | 1–1 | ₦1.9M |
| Foundation | 1–2 | ₦8.7M |
| Structure | 2–5 | ₦20.6M |
| Roofing | 5–6 | ₦5.1M |
| Services 1st fix | 5–6 | ₦5.9M |
| Plastering & screeding | 6–7 | ₦5.9M |
| Interior finishes | 7–9 | ₦23.4M |
| Services 2nd fix | 8–9 | ₦7.2M |
| External works | 8–9 | ₦24.0M |
| Snagging & handover | 9–9 | ₦10.7M |
Can your salary build it?
Saving half of a ₦1,000,000 monthly income, a basic-finish 5-bedroom duplex in Ikorodu would take about 13.9 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 5-bedroom duplex.
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How much does it cost to build a 5-bedroom duplex in Nigeria?
About ₦113.4M for a standard-finish 5-bedroom duplex + BQ in Lekki, Lagos and ₦111.6M in Gwarinpa, Abuja in 2026.
How many bags of cement can build a 5-bedroom duplex?
Roughly 1,059 bags of 50kg cement for the foundation, frame, blockwork, plastering and screeding.
How much does it cost to roof a 5-bedroom duplex in Nigeria?
About ₦5.1M with aluminium longspan and ₦5.9M with stone-coated tiles, including timber and labour.
What is the cost per square metre of a 5-bedroom duplex?
Around ₦405,167 per m² in Lekki for standard finishing.
How much is a 5-bedroom duplex in US dollars?
About $75,631 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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