Cost of building a 4-bedroom duplex + BQ in Yaba (2026)
Estimated for Yaba, Lagos (238 m² floor area) using current material prices and local labour rates.
Standard finish
₦98,544,278
Basic ₦80.8M · Luxury ₦153.9M · ₦414,052/m² · without BQ ₦81.6M
Customise this estimate →Cost breakdown
| Element | Share | Cost |
|---|---|---|
| Foundation | 7.4% | ₦7,327,274 |
| Structure | 21.9% | ₦21,536,509 |
| Finishes | 25.2% | ₦24,828,942 |
| Services | 11.3% | ₦11,101,176 |
| External Works | 23.2% | ₦22,884,322 |
| Prelims & Contingency | 11.0% | ₦10,866,055 |
| Total | 100% | ₦98,544,278 |
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 | ₦1.6M |
| Foundation | 1–2 | ₦7.3M |
| Structure | 2–4 | ₦17.4M |
| Roofing | 4–5 | ₦4.1M |
| Services 1st fix | 5–6 | ₦5.0M |
| Plastering & screeding | 5–6 | ₦5.0M |
| Interior finishes | 6–8 | ₦19.9M |
| Services 2nd fix | 7–8 | ₦6.1M |
| External works | 7–8 | ₦22.9M |
| Snagging & handover | 8–8 | ₦9.3M |
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Lekki₦103.6M standardIkoyi₦108.5M standardVictoria Island₦108.6M standardAjah₦100.5M standardIbeju-Lekki₦98.7M standardEpe₦96.1M standard
Frequently asked questions
How much does it cost to build a 4-bedroom duplex + BQ in Yaba?
About ₦98.5M with standard finishing, ₦80.8M basic and ₦153.9M 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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