🏡 Building Your Dream: The Cost of a 4-Bedroom Bungalow in Nigeria (2025/2026)

The allure of a spacious, well-built bungalow is undeniable for many Nigerian families. It offers comfort, privacy, and ease of access, making it a popular choice among homeowners. But what does it really cost to build one from scratch in 2025?

This comprehensive guide breaks down the estimated costs for constructing a standard 4-bedroom bungalow in Nigeria, from the architectural concept to the final finishes. We'll provide a realistic design, a functional floor plan, and a detailed material and labour cost analysis.

Our Target Bungalow Design

For this analysis, we envision a practical yet elegant 4-bedroom bungalow with a total built-up area of approximately 180 - 200 square meters.

Key Features:

Living Room: Spacious and well-lit.
Dining Area: Open-plan or semi-open plan with the living room.
Kitchen: Functional, with a pantry and an exit.
Master Bedroom: En-suite, with ample wardrobe space.
Three Additional Bedrooms: Two en-suite, one with shared bathroom access.
Guest Toilet: Strategically located.
Front Porch/Verandah.
Small Carport (optional, but factored in soft costs).

Floor Plan Concept:

Note: The floor plan above is a conceptual representation of the proposed four-bedroom building. Your architect will finalise the actual dimensions and exact room layouts.

I. Public Zone (Front & Centre):

Space	Location and Function	Status
Front Porch/Verandah	Entry point, leading directly into the Living Room.	Included
Living Room	Spacious (approx. 35 sqm), well-lit via large front and side windows.	Included
Dining Area	Open-plan, situated between the Living Room and the Kitchen entrance.	Included
Guest Toilet/Shared Bathroom	Strategically located near the Dining Area entrance/central corridor. This toilet serves both guests and Bedroom 4.	Included

II. Service Zone (Rear-Side)"

Space	Location and Function	Status
Kitchen	Functional layout (approx. 12 sqm), connected to the Dining Area via a standard door/archway.	Included
Pantry/Store	Small, enclosed storage area located directly inside the Kitchen.	Included
Utility Exit	A door from the Kitchen leading to a small rear porch or wash yard (utility area).	Included

III. Private Zone (The Bedrooms):

The four bedrooms are accessed via a central corridor extending from the Dining Area.

Bedroom	Bathroom Status	Key Feature	Status
Master Bedroom (B1)	En-suite	Largest room (approx. 20 sqm) with dedicated walk-in wardrobe space.	Included
Bedroom 2 (B2)	En-suite	Standard size room with built-in wardrobe and private bathroom.	Included
Bedroom 3 (B3)	En-suite	Standard size room with built-in wardrobe and private bathroom.	Included
Bedroom 4 (B4)	Shared	Standard size room, with access to the central Guest Toilet/Shared Bathroom.	Included

The Cost Breakdown: Stages of Construction

We'll divide the costs into three major stages: Sub-Structure, Super-Structure, and Finishes, followed by Soft Costs & Contingency.

Assumptions for 2025 Pricing:

Location: Major urban area (e.g., Lagos outskirts, Abuja satellite towns, Port Harcourt). Prices in remote areas may be slightly lower due to labour, but transport costs could offset this.

Quality: Good/average finish—solid, durable materials, modern aesthetics, but not extravagant luxury.

Inflation: Factored in a 15-20% year-on-year increase from 2024 estimates, given current economic trends.

Stage 1: Sub-Structure (Foundation)

This is the bedrock of your home, literally. Costs in this stage are heavily influenced by the soil type (requiring more or less excavation and/or reinforcement) and the foundation design (strip, raft, etc.).

Material Estimates:

Item	Quantity (Approx.)	Unit Price Range (₦)	Sub-Total Range (₦)
Excavation	200 sqm (strip)	₦1,500 - ₦3,000 /sqm	₦300,000 - ₦600,000
Sharp Sand (20-Ton Trip)	4-6 trips	₦100,000 - ₦150,000	₦400,000 - ₦900,000
Granite/Chippings (20-Ton Trip)	3-5 trips	₦200,000 - ₦280,000	₦600,000 - ₦1,400,000
Cement (50kg Bag)	100-150 bags	₦7,500 - ₦9,500	₦750,000 - ₦1,425,000
Reinforcement Steel (12mm, 16mm)	1.5 - 2 tons	₦500,000 - ₦600,000 /ton	₦750,000 - ₦1,200,000
9-Inch Blocks	500 - 800 pcs	₦400 - ₦700 /pc	₦200,000 - ₦560,000
Hardcore/Laterite (15-Ton Trip)	4-6 trips	₦40,000 - ₦70,000	₦160,000 - ₦420,000
Anti-Termite Treatment	Lump Sum	₦80,000 - ₦150,000	₦80,000 - ₦150,000
Water & Miscellaneous	Lump Sum	₦100,000 - ₦200,000	₦100,000 - ₦200,000
Labour (Foundation)	Lump Sum	₦700,000 - ₦1,500,000	₦700,000 - ₦1,500,000
TOTAL SUB-STRUCTURE			₦4.04 Million – ₦8.35 Million

Stage 2: Super-Structure (Walls, Roof, Lintel, Decking)

This stage brings your house out of the ground. It includes all vertical elements, roofing, and structural support.

Material Estimates:

Item	Quantity (Approx.)	Unit Price Range (₦)	Sub-Total Range (₦)
9-Inch Blocks	4,000 - 5,500 pcs	₦400 - ₦700 /pc	₦1,600,000 - ₦3,850,000
6-Inch Blocks (for partition walls)	800 - 1,200 pcs	₦350 - ₦600 /pc	₦280,000 - ₦720,000
Cement (50kg Bag)	150-200 bags	₦7,500 - ₦9,500	₦1,125,000 - ₦1,900,000
Sharp Sand (20-Ton Trip)	5-7 trips	₦100,000 - ₦150,000	₦500,000 - ₦1,050,000
Granite/Chippings (20-Ton Trip)	2-3 trips	₦200,000 - ₦280,000	₦400,000 - ₦840,000
Reinforcement Steel (Lintel/Columns)	1 ton	₦500,000 - ₦600,000 /ton	₦500,000 - ₦600,000
Wood for Roofing (Hardwood)	100-150 lengths	₦6,000 - ₦9,000 /length	₦600,000 - ₦1,350,000
Roofing Sheets (0.55mm Aluminium)	200 sqm	₦5,000 - ₦7,000 /sqm	₦1,000,000 - ₦1,400,000
Roofing Accessories (ridges, nails, clips)	Lump Sum	₦150,000 - ₦300,000	₦150,000 - ₦300,000
Labour (Super-Structure & Roofing)	Lump Sum	₦2,500,000 - ₦4,500,000	₦2,500,000 - ₦4,500,000
TOTAL SUPER-STRUCTURE			₦8.65 Million – ₦16.51 Million

Stage 3: Finishes (The Interior & Exterior Aesthetics)

This is where your house becomes a home. Costs here can vary wildly based on your taste and budget for fittings.

Material Estimates:

Item	Quantity (Approx.)	Unit Price Range (₦)	Sub-Total Range (₦)
Plastering (Internal & External)	700-900 sqm	₦1,500 - ₦2,500 /sqm	₦1,050,000 - ₦2,250,000
Floor Tiles (60x60 Vitrified)	180-200 sqm	₦5,000 - ₦9,000 /sqm	₦900,000 - ₦1,800,000
Bathroom Wall Tiles	60-80 sqm	₦4,000 - ₦7,000 /sqm	₦240,000 - ₦560,000
Ceiling (POP or PVC)	180-200 sqm	₦3,500 - ₦6,000 /sqm	₦630,000 - ₦1,200,000
Painting (Internal & External)	700-900 sqm	₦1,000 - ₦2,000 /sqm	₦700,000 - ₦1,800,000
Doors (Internal & External)	10-12 doors	₦45,000 - ₦200,000 /door	₦450,000 - ₦2,400,000
Windows (Aluminium Casement)	12-15 windows	₦40,000 - ₦100,000 /window	₦480,000 - ₦1,500,000
Electrical Fittings (sockets, switches, light points)	60-80 points	₦8,000 - ₦15,000 /point	₦480,000 - ₦1,200,000
Plumbing Fittings (W/Cs, sinks, showers)	4-5 bathrooms	₦150,000 - ₦400,000 /bath	₦600,000 - ₦2,000,000
Kitchen Cabinets	Lump Sum	₦400,000 - ₦1,500,000	₦400,000 - ₦1,500,000
Perimeter Fencing (Standard)	100-150 sqm	₦5,000 - ₦8,000 /sqm	₦500,000 - ₦1,200,000
Gate (Standard Metal)	Lump Sum	₦200,000 - ₦500,000	₦200,000 - ₦500,000
Labour (Finishes)	Lump Sum	₦3,000,000 - ₦6,000,000	₦3,000,000 - ₦6,000,000
TOTAL FINISHES			₦10.13 Million – ₦25.91 Million

Additional note for the kitchen:

Tiles: Additional square footage for kitchen walls and floor.
Plumbing/Electrical Points: Dedicated connections for the sink, cooker, oven, refrigerator, and extractor.
Kitchen Cabinets: The above estimate already included a line item for this, but the final cost is dependent on the size and finish of the kitchen area now shown on the plan.

The wide range of costs in the above analysis table for fittings above should cover the kitchen area. But for clarity, here is a specific breakdown of the kitchen's cost component:

Kitchen Item	Unit	Estimated Price Range (₦)	Notes
Kitchen Cabinets (Perimeter)	Lump Sum	₦400,000 – ₦1,500,000	Depends on material (laminate, MDF, hardwood) and linear length.
Kitchen Countertop (Granite/Marble)	Linear Meter	₦30,000 – ₦80,000 /m	For the work surfaces.
Kitchen Sink & Tap	Set	₦50,000 – ₦150,000	Good quality stainless steel.
Kitchen Wall & Floor Tiles	30-40 sqm	Included in Tile budget	Approx. ₦150,000 - ₦300,000 for materials.

Stage 4: Soft Costs & Contingency

These are the often-overlooked but essential expenses.

Expense Category	Estimated Range (₦)
Architectural & Structural Drawings	₦500,000 - ₦1,500,000
Survey & Soil Test	₦150,000 - ₦600,000
Building Plan Approvals (various govt. fees)	₦200,000 - ₦1,500,000
Site Supervision/Project Management	₦1,000,000 - ₦3,000,000
Connection Fees (Water, Electricity, Waste)	₦300,000 - ₦1,000,000
Contingency (20-25% of Total)	See Final Calculation
TOTAL SOFT COSTS (Excl. Contingency)	₦2.15 Million – ₦7.6 Million

The Grand Total: What to Expect

Let's sum up our estimated ranges:

Stage	Low-End Estimate (₦)	High-End Estimate (₦)
Sub-Structure	₦4,040,000	₦8,350,000
Super-Structure	₦8,650,000	₦16,510,000
Finishes	₦10,130,000	₦25,910,000
Soft Costs	₦2,150,000	₦7,600,000
SUB-TOTAL (Construction + Soft)	₦24,970,000	₦58,370,000
Add 20-25% Contingency	₦4,994,000 - ₦6,242,500	₦11,674,000 - ₦14,592,500
FINAL ESTIMATED TOTAL	₦29.96 Million – ₦72.96 Million

Key Takeaways and Recommendations:

Budget Realistically: A 4-bedroom bungalow of good quality in Nigeria in 2025 will likely cost between ₦30 Million and ₦73 Million, excluding land costs. The variance depends heavily on your choice of materials (local vs. imported), finishes, and the efficiency of your project management.
Factor in Land Cost: Remember, this analysis does not include the cost of land, which can be another significant expense, ranging from millions to hundreds of millions of naira, depending on the location.
Prioritise Professional Advice: Engage a qualified Architect, Quantity Surveyor (QS), and Structural Engineer. A QS, in particular, will help you manage costs, prepare detailed bills of quantities, and prevent wastage.
Buy in Bulk & Research Suppliers: Where possible, purchase materials in bulk directly from manufacturers or large distributors to get better prices.
Location Matters: Costs can be up to 10-15% higher in prime areas of Lagos and Abuja compared to less developed cities because of higher labour rates and transportation costs.
Contingency is Non-Negotiable: The 20-25% contingency fund is vital. The Nigerian economy is dynamic, and material prices change rapidly.

Building a home is a marathon, not a sprint. With meticulous planning, professional guidance, and a realistic budget, your dream 4-bedroom bungalow can indeed become a reality.

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