Cost of building a 5-bedroom duplex + BQ in Victoria Island (2026)
Estimated for Victoria Island, Lagos (280 m² floor area) using current material prices and local labour rates.
Standard finish
₦118,930,992
Basic ₦97.5M · Luxury ₦184.8M · ₦424,754/m² · without BQ ₦100.1M
Customise this estimate →Cost breakdown
| Element | Share | Cost |
|---|---|---|
| Foundation | 7.6% | ₦9,059,766 |
| Structure | 22.6% | ₦26,897,389 |
| Finishes | 25.7% | ₦30,524,872 |
| Services | 11.5% | ₦13,690,080 |
| External Works | 21.1% | ₦25,145,928 |
| Prelims & Contingency | 11.4% | ₦13,612,957 |
| Total | 100% | ₦118,930,992 |
Materials you'll need
| 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 |
Construction timeline (9 months)
| Phase | Months | Cost |
|---|---|---|
| Site preparation | 1–1 | ₦2.1M |
| Foundation | 1–2 | ₦9.1M |
| Structure | 2–5 | ₦21.5M |
| Roofing | 5–6 | ₦5.4M |
| Services 1st fix | 5–6 | ₦6.2M |
| Plastering & screeding | 6–7 | ₦6.1M |
| Interior finishes | 7–9 | ₦24.4M |
| Services 2nd fix | 8–9 | ₦7.5M |
| External works | 8–9 | ₦25.1M |
| Snagging & handover | 9–9 | ₦11.5M |
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Lekki₦113.4M standardIkoyi₦118.7M standardAjah₦110.0M standardIbeju-Lekki₦108.0M standardEpe₦105.2M standardIkeja₦109.2M standard
Frequently asked questions
How much does it cost to build a 5-bedroom duplex + BQ in Victoria Island?
About ₦118.9M with standard finishing, ₦97.5M basic and ₦184.8M luxury (2026 prices).
How long does it take to build a 5-bedroom duplex?
About 9 months with steady funding.
How many bags of cement does a 5-bedroom duplex need?
Roughly 1,059 bags of 50kg cement.
Read more: 5-bedroom duplex costs across Nigeria · 12 ways to reduce building cost
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