Cost of building a 4-bedroom duplex + BQ in Victoria Island (2026)
Estimated for Victoria Island, Lagos (238 m² floor area) using current material prices and local labour rates.
Standard finish
₦108,636,679
Basic ₦89.5M · Luxury ₦168.6M · ₦456,457/m² · without BQ ₦89.8M
Customise this estimate →Cost breakdown
| Element | Share | Cost |
|---|---|---|
| Foundation | 7.4% | ₦8,050,258 |
| Structure | 21.8% | ₦23,688,807 |
| Finishes | 25.0% | ₦27,195,261 |
| Services | 11.1% | ₦12,101,913 |
| External Works | 23.1% | ₦25,145,928 |
| Prelims & Contingency | 11.5% | ₦12,454,512 |
| Total | 100% | ₦108,636,679 |
Materials you'll need
| 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 |
Construction timeline (8 months)
| Phase | Months | Cost |
|---|---|---|
| Site preparation | 1–1 | ₦2.0M |
| Foundation | 1–2 | ₦8.1M |
| Structure | 2–4 | ₦19.1M |
| Roofing | 4–5 | ₦4.6M |
| Services 1st fix | 5–6 | ₦5.4M |
| Plastering & screeding | 5–6 | ₦5.4M |
| Interior finishes | 6–8 | ₦21.8M |
| Services 2nd fix | 7–8 | ₦6.7M |
| External works | 7–8 | ₦25.1M |
| Snagging & handover | 8–8 | ₦10.5M |
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Lekki₦103.6M standardIkoyi₦108.5M standardAjah₦100.5M standardIbeju-Lekki₦98.7M standardEpe₦96.1M standardIkeja₦99.7M standard
Frequently asked questions
How much does it cost to build a 4-bedroom duplex + BQ in Victoria Island?
About ₦108.6M with standard finishing, ₦89.5M basic and ₦168.6M luxury (2026 prices).
How long does it take to build a 4-bedroom duplex?
About 8 months with steady funding.
How many bags of cement does a 4-bedroom duplex need?
Roughly 952 bags of 50kg cement.
Read more: 4-bedroom duplex costs across Nigeria · 12 ways to reduce building cost
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