Cost of building a 5-bedroom duplex + BQ in Yaba (2026)
Estimated for Yaba, Lagos (280 m² floor area) using current material prices and local labour rates.
Standard finish
₦107,879,937
Basic ₦88.0M · Luxury ₦168.7M · ₦385,285/m² · without BQ ₦91.0M
Customise this estimate →Cost breakdown
| Element | Share | Cost |
|---|---|---|
| Foundation | 7.6% | ₦8,247,237 |
| Structure | 22.7% | ₦24,447,549 |
| Finishes | 25.8% | ₦27,873,541 |
| Services | 11.6% | ₦12,547,260 |
| External Works | 21.2% | ₦22,884,322 |
| Prelims & Contingency | 11.0% | ₦11,880,028 |
| Total | 100% | ₦107,879,937 |
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 | ₦1.7M |
| Foundation | 1–2 | ₦8.2M |
| Structure | 2–5 | ₦19.6M |
| Roofing | 5–6 | ₦4.8M |
| Services 1st fix | 5–6 | ₦5.6M |
| Plastering & screeding | 6–7 | ₦5.6M |
| Interior finishes | 7–9 | ₦22.3M |
| Services 2nd fix | 8–9 | ₦6.9M |
| External works | 8–9 | ₦22.9M |
| Snagging & handover | 9–9 | ₦10.1M |
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Lekki₦113.4M standardIkoyi₦118.7M standardVictoria Island₦118.9M standardAjah₦110.0M standardIbeju-Lekki₦108.0M standardEpe₦105.2M standard
Frequently asked questions
How much does it cost to build a 5-bedroom duplex + BQ in Yaba?
About ₦107.9M with standard finishing, ₦88.0M basic and ₦168.7M 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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