Cost of building a 6-bedroom duplex + BQ in Ajah (2026)
Estimated for Ajah, Lagos (322 m² floor area) using current material prices and local labour rates.
Standard finish
₦119,380,492
Basic ₦96.9M · Luxury ₦187.0M · ₦370,747/m² · without BQ ₦102.1M
Customise this estimate →Cost breakdown
| Element | Share | Cost |
|---|---|---|
| Foundation | 7.8% | ₦9,324,843 |
| Structure | 23.3% | ₦27,833,825 |
| Finishes | 26.4% | ₦31,486,857 |
| Services | 12.0% | ₦14,268,202 |
| External Works | 19.5% | ₦23,333,312 |
| Prelims & Contingency | 11.0% | ₦13,133,453 |
| Total | 100% | ₦119,380,492 |
Materials you'll need
| 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 |
Construction timeline (9 months)
| Phase | Months | Cost |
|---|---|---|
| Site preparation | 1–1 | ₦1.9M |
| Foundation | 1–2 | ₦9.3M |
| Structure | 2–5 | ₦22.2M |
| Roofing | 5–6 | ₦5.6M |
| Services 1st fix | 5–6 | ₦6.4M |
| Plastering & screeding | 6–7 | ₦6.3M |
| Interior finishes | 7–9 | ₦25.2M |
| Services 2nd fix | 8–9 | ₦7.8M |
| External works | 8–9 | ₦23.3M |
| Snagging & handover | 9–9 | ₦11.2M |
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Lekki₦123.1M standardIkoyi₦128.9M standardVictoria Island₦129.1M standardIbeju-Lekki₦117.2M standardEpe₦114.2M standardIkeja₦118.5M standard
Frequently asked questions
How much does it cost to build a 6-bedroom duplex + BQ in Ajah?
About ₦119.4M with standard finishing, ₦96.9M basic and ₦187.0M luxury (2026 prices).
How long does it take to build a 6-bedroom duplex?
About 9 months with steady funding.
How many bags of cement does a 6-bedroom duplex need?
Roughly 1,164 bags of 50kg cement.
Read more: 6-bedroom duplex costs across Nigeria · 12 ways to reduce building cost
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