Cost of Building a House in Lagos (2026): Prices by Area
In Lagos, a standard-finish 3-bedroom bungalow costs from ₦51.6M and a 5-bedroom duplex + BQ from ₦102.8M (Ikorodu) to ₦118.9M (Victoria Island) in 2026.
Building costs across Lagos
| Area | 3-bed bungalow | 4-bed duplex + BQ | 5-bed duplex + BQ |
|---|---|---|---|
| Lekki | ₦56.8M | ₦103.6M | ₦113.4M |
| Ikoyi | ₦59.3M | ₦108.5M | ₦118.7M |
| Victoria Island | ₦59.4M | ₦108.6M | ₦118.9M |
| Ajah | ₦55.1M | ₦100.5M | ₦110.0M |
| Ibeju-Lekki | ₦54.1M | ₦98.7M | ₦108.0M |
| Epe | ₦52.8M | ₦96.1M | ₦105.2M |
| Ikeja | ₦54.7M | ₦99.7M | ₦109.2M |
| Magodo | ₦54.7M | ₦99.7M | ₦109.2M |
| Gbagada | ₦54.0M | ₦98.4M | ₦107.7M |
| Yaba | ₦54.0M | ₦98.5M | ₦107.9M |
| Surulere | ₦53.4M | ₦97.3M | ₦106.5M |
| Ikorodu | ₦51.6M | ₦94.0M | ₦102.8M |
| Badagry | ₦52.1M | ₦94.9M | ₦103.8M |
Standard finish, aluminium roofing, sandcrete blocks, with fence & gate and 7.5% contingency.
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Get my free estimate →Why costs differ between areas
Materials cost roughly the same across Lagos, but labour rates and haulage vary — premium districts pay more for artisans and site logistics, while outskirts pay more for transporting sand, granite and blocks.
What new homes sell for in Lagos
| Area | Sale price / m² | Rental yield | Demand |
|---|---|---|---|
| Lekki | ₦940,000 | 6.5% | Very high |
| Ikoyi | ₦5,750,000 | 3.8% | Medium |
| Victoria Island | ₦2,880,000 | 4.9% | Medium |
| Ajah | ₦630,000 | 5.1% | Very high |
| Ibeju-Lekki | ₦525,000 | 4.3% | High |
| Epe | ₦330,000 | 3.1% | Medium |
| Ikeja | ₦1,560,000 | 5.9% | High |
| Magodo | ₦1,425,000 | 3.7% | High |
| Gbagada | ₦1,175,000 | 4.9% | High |
| Yaba | ₦1,075,000 | 4.5% | Very high |
| Surulere | ₦1,175,000 | 5.0% | High |
| Ikorodu | ₦270,000 | 5.7% | Medium |
| Badagry | ₦215,000 | 5.7% | Low |
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How much does it cost to build a house in Lagos?
A standard 3-bedroom bungalow starts around ₦51.6M, and a 5-bedroom duplex with BQ costs ₦102.8M–₦118.9M in 2026.
Which is the cheapest area to build in Lagos?
Ikorodu has the lowest building costs in our Lagos data.
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