Cost of Building a 6-Bedroom Duplex in Nigeria (2026)
Building a 6-bedroom duplex + BQ in Nigeria costs between ₦88.6M and ₦202.3M in 2026, depending on the city and finish level. A standard-finish 6-bedroom duplex + BQ in Lekki, Lagos comes to about ₦123.1M (322 m², ₦382,384/m²).
6-bedroom duplex cost by city (2026)
| Area | Basic | Standard | Luxury |
|---|---|---|---|
| Lekki, Lagos | ₦100.1M | ₦123.1M | ₦192.3M |
| Ajah, Lagos | ₦96.9M | ₦119.4M | ₦187.0M |
| Ikorodu, Lagos | ₦90.2M | ₦111.6M | ₦175.6M |
| Maitama, FCT Abuja | ₦105.6M | ₦129.7M | ₦202.3M |
| Gwarinpa, FCT Abuja | ₦98.2M | ₦121.2M | ₦189.9M |
| Port Harcourt GRA, Rivers | ₦101.7M | ₦125.3M | ₦196.3M |
| Ibadan - Bodija, Oyo | ₦88.6M | ₦109.8M | ₦172.9M |
| Independence Layout, Enugu | ₦93.7M | ₦116.0M | ₦182.6M |
| Nassarawa GRA, Kano | ₦93.3M | ₦115.9M | ₦183.1M |
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 6-bedroom duplex + BQ in Lekki, finishes and the structure take the biggest share of the budget:
| Element | Share | Cost |
|---|---|---|
| Foundation | 7.8% | ₦9,613,089 |
| Structure | 23.3% | ₦28,716,741 |
| Finishes | 26.3% | ₦32,416,954 |
| Services | 11.9% | ₦14,672,220 |
| External Works | 19.5% | ₦24,044,309 |
| Prelims & Contingency | 11.1% | ₦13,664,222 |
| Total | 100% | ₦123,127,535 |
Materials needed for a 6-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) | 1,164 bags | ₦14,903,808 |
| Sandcrete blocks (6" & 9") | 9,095 blocks | ₦8,185,284 |
| Iron rods | 6.2 tonnes | ₦4,976,000 |
| Sharp sand | 214 tonnes | ₦2,782,780 |
| Granite | 141 tonnes | ₦2,817,000 |
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 6-bedroom duplex?
| Roof type | Roofing cost | Total house cost |
|---|---|---|
| Aluminium longspan | ₦5.8M | ₦123.1M |
| Stone-coated tiles | ₦6.7M | ₦124.3M |
| Concrete deck (flat roof) | ₦8.9M | ₦126.6M |
With or without a Boys' Quarters (BQ)?
Most 6-bedroom duplexs in Lagos and Abuja are built with a BQ. Adding a 2-room BQ with kitchenette and toilet costs about ₦17.8M: ₦105.3M without, ₦123.1M with.
How long does it take to build?
With steady funding, about 9 months:
| Phase | Months | Cost |
|---|---|---|
| Site preparation | 1–1 | ₦2.0M |
| Foundation | 1–2 | ₦9.6M |
| Structure | 2–5 | ₦22.9M |
| Roofing | 5–6 | ₦5.8M |
| Services 1st fix | 5–6 | ₦6.6M |
| Plastering & screeding | 6–7 | ₦6.5M |
| Interior finishes | 7–9 | ₦25.9M |
| Services 2nd fix | 8–9 | ₦8.1M |
| External works | 8–9 | ₦24.0M |
| Snagging & handover | 9–9 | ₦11.6M |
Can your salary build it?
Saving half of a ₦1,000,000 monthly income, a basic-finish 6-bedroom duplex in Ikorodu would take about 15.0 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 6-bedroom duplex.
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How much does it cost to build a 6-bedroom duplex in Nigeria?
About ₦123.1M for a standard-finish 6-bedroom duplex + BQ in Lekki, Lagos and ₦121.2M in Gwarinpa, Abuja in 2026.
How many bags of cement can build a 6-bedroom duplex?
Roughly 1,164 bags of 50kg cement for the foundation, frame, blockwork, plastering and screeding.
How much does it cost to roof a 6-bedroom duplex in Nigeria?
About ₦5.8M with aluminium longspan and ₦6.7M with stone-coated tiles, including timber and labour.
What is the cost per square metre of a 6-bedroom duplex?
Around ₦382,384 per m² in Lekki for standard finishing.
How much is a 6-bedroom duplex in US dollars?
About $82,085 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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