NairaLife Forum


Loading...
Welcome, Guest: / / Trending / Recent / New
Stats: 1,894,175 members, 3,848,674 topics. Date: Thursday, 12 October 2017 at 04:52 PM

How Much Will A 5 Bedroom Duplex Cost? - Properties (2) - NairaLife

NairaLife Forum / NairaLife / General / Properties / How Much Will A 5 Bedroom Duplex Cost? (54560 Views)

Can I Build A 5-bed Room Bungalow In Half Plot Of Land / Pls, Tell Me How Much The Architecture Drawing Plan Of Four Bedroom Duplex Cost / Construction Pictures Of A 5 Bedroom Bungalow With A Pent House (1) (2) (3) (4)

(0) (1) (2) (3) (4) (5) (6) (7) (8) (9) (Reply) (Go Down)

Re: How Much Will A 5 Bedroom Duplex Cost? by kolaa007(m): 8:09am On Sep 14, 2016
Brother when its time for you to do your windows remember me in your kingdom...........
Re: How Much Will A 5 Bedroom Duplex Cost? by kdfinest(m): 8:09am On Sep 14, 2016
chai so even for this recession period people get this kind money to build, God don butter una bread. May God help me send good samaritan dat will help me wit dat kind 150k so i can start a biz.
Re: How Much Will A 5 Bedroom Duplex Cost? by amagunnerfan: 8:12am On Sep 14, 2016
I feel energized this morning with all the posts. Your impress me the most. I am following you. Can we communicate via email or ideally on phone.

lastpage:



First, as has been mentioned, the final cost will vary a lot and will depend on a lot of factors such that you cant compare your cost to that of others but what you can get is an "average".

For example, the type of soil on the land you bought (alone) can make a difference of #3Million Naira in your expenses.
Assuming you bought a "soft soil" land, compared to someone who bought a red-clay land.

The former's foundation would consume a lot of Iron, Cement, Granite and Stone-dust/Sharp Sand in building say a Raft foundation tha may be as high as 5ft minimum (to avoid future stories of the heart) while the latter's foundation may just be 2ft high without much reinforcement.
With current cost of Iron and Cement, l am sure you are getting my drift.

Having said that, if you are not the lazy type (and l dont think so otherwise you wont have been planning to build your own house), l would advice you to go to the property thread and READ, READ and READ building projects (especially the DIY ones where the owners double as the Supervisor grin ) and then cap it with the off-topic thread (you can always skip the wailing and rubbish post that wont contribute anything to your quest for knowledge) linked below

https://goatlabs.us/2550211/general-topic-thread-to-discuss-anything

Knowledge is Power! These threads would make you a small "Pro" in no-time kiss kiss
If you are a novice to building (in terms of "basic knowledge"wink, expect to lose as much as 25% of your budget to greedy builders/Contractors who will eat you without mercy! (not all of them are guilty of this, there are some like Abdulwatexc who still do a good job for the money)
Inflation of cost of material, over-invoicing, over-inventory, buying lower quality than quoted, e.t.c are ways you will lose money, just to mention a few angry angry

You have seen how your "proposed cost is jumping from 9M to 20M to 25M to 30M already! grin grin

But dont let that dampen your spirit in anyway.
Just start and dont bite more than you can chew!


Your build wont be the best in Abeokuta and it won be the worst ......but do something you know you will COMPLETE in good time.
Dont over-build to impress anybody.

I can feel you are already feeling depressed by that 30Million mentioned cry cry

It all depends on you:

*Can you spare the EFFORT and the personal TIME to cut down cost (You can have an over-seeing consultant on a fixed payment based on site-visits..... not someone just collecting your money and staying-away from the site!)

* Be very careful with parting with money, especially to these Contractors on NairaLife!
Ask around, there are some Contractors l will not give my #3, not to talk of #30Million.
Ask around but for now, l have "very strong opinion" about Abdlwastexc and Spyder (search for the threads of these two, good builders and read)


I hope you realise that MONEY can cause enmity between you and your Uncle and Father-in-law?
My Mother use to tell me this: " Any amount of Money you cant forgo, dont lend it to a relation otherwise, you might have to chose between your money and your relation" .
Be careful in that area, l take God beg you. (Except you are a very, very "Cheerful Giver"wink undecided undecided

The cheapest part of the build is the block-work itself but it is what makes you think you are building a house as it springs into life.
Major areas of cost in "approximate percentages" are:

Foundation (13%), Blockwork (8%), Decking (11%), Roofing (10%) Windows and Doors (15%), Plastering and Tiling (20%), Plumbing, Soakaway and Electrics (10%), other Finishings (Painting, Compound,, e.t.c) 10%. Let us set aside another 3% for contigencies, totalling 100%.


Now, you can start work once you have 40% of the cost as cash and you have a steady stream of income, otherwise l would suggest you up it to about 60% but please, DONT overbuild to impress!
It is better you build to a scale your budget can accommodate within 12-16months max. (I know you said 6months grin ).

BTW: Five Bedroom Duplex is very good but do you by any chance have up to eight children or is it just your immediate family that will occupy that 5-Bed Duplex? Well, it is your first house so you want to impress yourself! grin grin

Hmmm.... 3-Bed Duplex with 2Units of 2 or 3-Bed Flats at the back will give you better value-for-money, give you flexibility with "sleep-ins" and will bring you income streams, when you discover that you dont need the "Big-Man" house that we all always start with.
I am speaking from experience
but l pray you will get there sooner than me and realise what l realised too late!
. grin grin

Dont mind me, l like to write too much.
I wish you all the strength and determination. Go for it.




Lastpage!

Caveat: I am not a builder/contractor and l am not selling anything o. shocked grin

2 Likes

Re: How Much Will A 5 Bedroom Duplex Cost? by Rekeb: 8:12am On Sep 14, 2016
akeensbussy:
I can see high quotation from different people on this forum....N25M, N30M just for 5 bedrooms duplex. That is too much now.

I have 5 bedrooms duplex and 3bedrooms(set back) with a security house on a plot of Land for sale here at Akeja, Ota, Not far from AIT, Alagbado. At 80% finished.

price: #17Million.

How come in Abeokuta where sand, stones and Labour are cheaper compare to other places. the best thing the OP can do is to be involve in the process 100% and u will discover that u not even spend up #15Million.


If your building is 80% finished and it already costs you 17million, you will need to tell us what the 80% finished means. Is it already roofed, plastered etc. @Akeens, please do not underestimate what the "20%" finish will cost you.
Re: How Much Will A 5 Bedroom Duplex Cost? by urahara(m): 8:13am On Sep 14, 2016
amagunnerfan:
I recently bought a piece of land in a very good location in Abeokuta. In the process of getting the building plan approval. I intend to build a 5 bedroom duplex on the land but want to get ideas of how much it will likely cost me.

I am a bit inexperienced but have my father in law and my uncle running the errands for me.

My inital budget was 9 million but my father in law said it won't be enough. How much do Nairalanders think it will cost? I intend to finish this project within 6 months GOD willing.

Ask the quantitt surveyor
Re: How Much Will A 5 Bedroom Duplex Cost? by segcymoor(m): 8:14am On Sep 14, 2016
koning:




You NairaLife builders are a bunch of thieves. "N9M will only get you to window level downstairs". Are you serious?!!. I will never hire a builder from NL. They are all thieves targeting Nigerians in the Diaspora. Op, don't listen to this greedy bastard. With N5m you can conveniently get to Lintel level downstairs. I did it with that and was hugely ripped off as well by the builders and the suppliers. An honest bricklayer later confessed to me that when I order for 500 blocks, 300 will be supplied and laid before I show up. Making it impossible for me to accurately count the number.
With rigourous supervision it could have cost me N4m. NEVER TRUST ALL THESE SO CALLED BUILDERS, ENGINEERS AND CONTRACTORS HERE.
Abeg u may go to hell!!!! How dare u generalised people. So Builders here don get spokesman. Some of u guy out there ve mentality we are begger.


-----
What audacity u ve to generalized builders thieve? They force u to hire them.......abegi shift angry

4 Likes

Re: How Much Will A 5 Bedroom Duplex Cost? by Nobody: 8:15am On Sep 14, 2016
You guys end up confusing everybody. Will rather seek out a professional and damn the additional cost, than been thrown in a bedlam.

1 Like

Re: How Much Will A 5 Bedroom Duplex Cost? by dexiouz(m): 8:15am On Sep 14, 2016
Bro, just start the building.
Re: How Much Will A 5 Bedroom Duplex Cost? by mmb: 8:20am On Sep 14, 2016
amagunnerfan:
I recently bought a piece of land in a very good location in Abeokuta. In the process of getting the building plan approval. I intend to build a 5 bedroom duplex on the land but want to get ideas of how much it will likely cost me.

I am a bit inexperienced but have my father in law and my uncle running the errands for me.

My inital budget was 9 million but my father in law said it won't be enough. How much do Nairalanders think it will cost? I intend to finish this project within 6 months GOD willing.
I am currently building a 5 bedroom duplex in Abuja. I have so far spent 8 million naira taking it to concrete fasher level. Remain roofing. I am hoping to put in additional 10-12 million naira to complete the house. So budget like 20million naira or at worst 22m.

2 Likes

Re: How Much Will A 5 Bedroom Duplex Cost? by akeensbussy(m): 8:20am On Sep 14, 2016
Rekeb:


If your building is 80% finished and it already costs you 17million, you will need to tell us what the 80% finished means. Is it already roofed, plastered etc. @Akeens, please do not underestimate what the "20%" finish will cost you.

am not saying is my building, The owner want to sell it. 3bedrooms at the setback and 5bedrooms and security house at the gate on a plot of land. When I say 80% completed, it it has roof, window etc. meanwhile, the 3bedrooms has been completed. That means selling it at that price, the owner will also profit from it. Read my post again plz.

1 Like

Re: How Much Will A 5 Bedroom Duplex Cost? by toprealman: 8:20am On Sep 14, 2016
amagunnerfan:
I recently bought a piece of land in a very good location in Abeokuta. In the process of getting the building plan approval. I intend to build a 5 bedroom duplex on the land but want to get ideas of how much it will likely cost me.

I am a bit inexperienced but have my father in law and my uncle running the errands for me.

My inital budget was 9 million but my father in law said it won't be enough. How much do Nairalanders think it will cost? I intend to finish this project within 6 months GOD willing.
To avoid stories that touch, avoid using your father-in-law and that your uncle. Engage a decent contractor bro.

1 Like

Re: How Much Will A 5 Bedroom Duplex Cost? by Princelegacylemoha(m): 8:23am On Sep 14, 2016
Give us a call, we will put you through !!
Re: How Much Will A 5 Bedroom Duplex Cost? by godunia(m): 8:24am On Sep 14, 2016
under Buhari or jonathan?when you answer,i will tell you
Re: How Much Will A 5 Bedroom Duplex Cost? by Nobody: 8:25am On Sep 14, 2016
Braden102:
why
oga, can you build this kind of house here in USA?, if yes, where can I get all the materials and how do I contact you if u can build it. please reply me. thanks.
Re: How Much Will A 5 Bedroom Duplex Cost? by dapsonlou(m): 8:26am On Sep 14, 2016
erico2k2:

These Do not work in USA

Why not?

1 Like

Re: How Much Will A 5 Bedroom Duplex Cost? by ppreye(f): 8:27am On Sep 14, 2016
Braden102:
What's the Sqft. Those style of houses you guys have in USA are so ugly, colonial and outdated.They also look complicated and may incur unnecessary expenditure. The homes in the photo below are very simple,yet elegant,straightforward, and also easy to build and complete within a short period of time. In fact,you do not have to waste money on conventional roofing nor stairs because prefabricated stairs is much cheaper. Colour is also important in the finishing . White, grey and peach colours gives a modern look to a building.

well stated. As a civil Engineer I once asked my lecturer why we don't build our houses like this. The reply he gave me was not convincing atall

1 Like

Re: How Much Will A 5 Bedroom Duplex Cost? by toprealman: 8:29am On Sep 14, 2016
koning:




You NairaLife builders are a bunch of thieves. "N9M will only get you to window level downstairs". Are you serious?!!. I will never hire a builder from NL. They are all thieves targeting Nigerians in the Diaspora. Op, don't listen to this greedy bastard. With N5m you can conveniently get to Lintel level downstairs. I did it with that and was hugely ripped off as well by the builders and the suppliers. An honest bricklayer later confessed to me that when I order for 500 blocks, 300 will be supplied and laid before I show up. Making it impossible for me to accurately count the number.
With rigourous supervision it could have cost me N4m. NEVER TRUST ALL THESE SO CALLED BUILDERS, ENGINEERS AND CONTRACTORS HERE.
....bunch of thieves..... mention names bro, DON'T generalise. Scammers are everywhere. We can make life easy for others if we name and shame these urchins, with foolproof documented evidence! I'm sure we have decent builders in here though.

1 Like

Re: How Much Will A 5 Bedroom Duplex Cost? by segcymoor(m): 8:33am On Sep 14, 2016
godunia:
under Buhari or jonathan?when you answer,i will tell you
I wonder oooo.d guy no say e do look for builders but builders experience to make decision




_______
We no be honest one oo..so no near us.......no be me talk am..


Naso dey talk oooo grin




____
My people shagrin
Re: How Much Will A 5 Bedroom Duplex Cost? by awelekiti(m): 8:42am On Sep 14, 2016
amagunnerfan:
Hmmmm? I will wait for more estimates but not looking good. My capacity is 16m. And have a high taste.
with 8M, you're good to go. Yes, 8M. A truck load of cement at Ewekoro will finish it. To deck it, the same cement factory will do it for you in less than 2 hours, what would take 60 labourers a whole day to deck thereby waste money and time. Just tell them your building dimension, you also need to carry your architect along. They'll come for site inspection. They will now come with their mixer with cement already mixed and flush it on the surface. In less than 2 hours, they're done. Belief me, it's richer and ticker than what labourers will do in a whole day because the precision will be followed. Moreover, the decking will be uniform, leaving no cracks behind. It's also cheaper. The only material that could make you spend up to 8m is the iron rod required to deck the duplex. This amount should be enough to build a 7 bedroom duplex self. Roofing will gulp the remaining amount, that's if you use the latest nigerite black roofing slate. Nigerians are fond of wasting money needlessly. The crazy figures you saw above can only be paid by drug dealers without looking back. If you worked for your money, you don't need up to that except you don't mind contracting julius berger to build it for you. Funny enough, our local architects and builders will still be used. It's a sheer waste of money

7 Likes 1 Share

Re: How Much Will A 5 Bedroom Duplex Cost? by Babayoutoomuch(f): 8:46am On Sep 14, 2016
Pls with ALL sincerity Kindly tell me which is better BUNGALOW or DUPLEX? The problem is not d money mind you. I'm just confused.Kindly help out if you can, its a decision I need to make as soon as possible. Thanks.
Re: How Much Will A 5 Bedroom Duplex Cost? by Beadex1(m): 8:49am On Sep 14, 2016
first of all carry out the soil investigation of the said site, from ther tings will be easy
Re: How Much Will A 5 Bedroom Duplex Cost? by akbello(m): 8:53am On Sep 14, 2016
My advice is this, get an architect and discuss with him, give him ur brief and with that he will come up with a sketch to suit u and ur budget. Once u have the sketch or the complete drawing I will help u to do the costing free of charge. A 5 bedroom duplex can cost 10m, 30m or even 50m, I just gave client his estimate for 5 bedroom duplex and u won't believe the cost.

1 Like

Re: How Much Will A 5 Bedroom Duplex Cost? by stagger: 9:01am On Sep 14, 2016
OP,

The biggest mistake you will make is engaging your father-in-law to do errands for you. What is his motivation to "run errands" for you?

4 Likes

Re: How Much Will A 5 Bedroom Duplex Cost? by dapsonlou(m): 9:02am On Sep 14, 2016
Ytechconst:
Budget 25 to 30 million minimum to get a well finished 5-bedroom duplex.

Check out this thread below and our website link of a recent typical 5-bedroom duplex with BQ attached:

https://goatlabs.us/2941293/construction-5-bedroom-detach-duplex-2nos

http://yemtechconstruction.com/portfolio/adeyemo-akapo-project-2-omole/


We actually started the project with the hope of spending 25 million on the duplex from february this year. But due to the increase in prices of floor and wall tiles, sanitary and electrical fittings and change in compound floor finish. We spent 28 million to final finishing. But with the increase in cement price i will advice you budget 30 million Naira. But if you exclude some fittings and fixtures you will save more.


Is the 28m for both duplex or 28m each
Re: How Much Will A 5 Bedroom Duplex Cost? by Abiibus(m): 9:03am On Sep 14, 2016
What is the basis for the cost estimate? Design (Architectural, structural, electrical and mechanical drawing) should be the basis for cost estimate. Materials specification also plays a major role in determining the cost estimate.

I will advise you to budget like 18m and consult a well experience construction project manager to liase with other professional and come up with the design and materials specification that will meet your budget without compromising standard.

I you need further advise on how to realise you dream house, feel free to contact me: [email protected] 08034344983
Re: How Much Will A 5 Bedroom Duplex Cost? by koning: 9:07am On Sep 14, 2016
segcymoor:

Abeg u may go to hell!!!! How dare u generalised people. So Builders here don get spokesman. Some of u guy out there ve mentality we are begger.


-----
What audacity u ve to generalized builders thieve? They force u to hire them.......abegi shift angry



The thieves are showing up one by one. You are one of them. Even our good old Spyder880 dey obtain. The advantage he has is that he is less greedy and more transparent. While he collects in hundreds of thousands, you and some of your greedy friends collect in millions above the agreed supervision price. These guys build their houses completely using a clients material, especially when the client lives abroad or is a corrupt politician.

6 Likes 1 Share

Re: How Much Will A 5 Bedroom Duplex Cost? by eph12(m): 9:09am On Sep 14, 2016
Babayoutoomuch:
Pls with ALL sincerity Kindly tell me which is better BUNGALOW or DUPLEX? The problem is not d money mind you. I'm just confused.Kindly help out if you can, its a decision I need to make as soon as possible. Thanks.
I guess you know the difference between bungalow and duplex?
Then how many are you in the family or how many people are you planning for?
Re: How Much Will A 5 Bedroom Duplex Cost? by ever811(m): 9:10am On Sep 14, 2016
zamirikpo:
@POSTER dont be discouraged, with 9m u can finish a 5 room duplex,what would be left wont be much, it all depends on the design and the person handling it. most times people take advantage of our ignorance.

i was opportuned to witness the building of a 4room duplex,(since january) the site engr is a christian brother, who was very honest to the point that he had serious battles with the carpenters and iron benders who came to do roofing and finishing. these guys where over billing the owner in excess of over 50% of the original cost,they do this mainly by over estimating the materials quoted for the job.outside the decking and foundation, a duplex is just a normal structure. the extra cost of decking and foundation wont be more than 3-4m. dont be deceived.

so far we have spent about 8m. we have roofed and paid for iron fittings, plumbing and electricals have also been done. the only major thing remaining is plastering and p.o.p. just like someone earlier posted 2.2m for block work from foundation to decking, thats over estimating excessively. the issue is, if u know nothing about buildings, then am sorry u would get ripped off.

if possible, do extensive background checks by URSELF before embarking on any project....NairaLife has so many threads that would teach u many things about building. and if u can, always visit ur site, or have a trustworthy person supervise for u if u aint around.

finishing also matters.......if u are not tiling ur walls front and back with expensive tiles or skreding evry wall or installing jacuzzi's in evry toilet, baba.....9m will almost do it.
oga you lie..how how much will it cost to purchase the following alone..blocks,chipping stones,... ...cement for casting of foundation trenches,dpc slab,first floor slab,laying of blocks, plastering, suckaway and tailing job.rood,wood for lintels,slab and roofing.roofing sheet..electrical material plumbing materials,..etc..baba 9m is just no where close pls..bellow is a bungalow we are currently working on,..the total cost for this bungalow is 52mill....

1 Like

Re: How Much Will A 5 Bedroom Duplex Cost? by Segehvoice: 9:11am On Sep 14, 2016
I can do it for 13m. l am a Builder,You may talk to me on wattsapp
Re: How Much Will A 5 Bedroom Duplex Cost? by Oballer: 9:11am On Sep 14, 2016
Well done chief.. i am an Architect and i know for sure that QS's Bills are way too overpriced sometimes.

@OP
Ita Oshin is not a bad place. If the Op were to have built that project in January, i guarantee you he wont spend up to your 25million. but not that the cost of materials are high. OP said he has good taste. Advice him that good taste is not cheap. Plus the workers/Labor/Masons you use also are important.To get good work you pay good price.


You can do this yourself OP - Rough Estimates(i use it and it works and i can PM you the pictures of those buildings)

The Total Area of your building X 75,000 as a very rough estimate. (Anything above 100k means you want to use a good contractor @ least a grade c contractor)
i have a 6 bedroom duplex ongoing that is 140sqm(ground and 1st floor makes it 280) x 75k = 21Million Approx

i have done projects in Abeokuta too and i saved a lot since i was the client/PM.

I also advice if you wont be there yourself ALWAYS get a professional. agree on a moderate fee and you'll get a good job done...


olumide4christ:


No problem,...though I can tell you that I was even trying to be mild with the N25m I mentioned which should be for basic finishing.... I just completed a Bills of Quantities this week, requested for by a contractor for his client for a similar duplex at New Oko-Oba, Agege, here in Lagos. The total sum came to N58 million based on the current price of cement....external works which comprise fence, interlocking paving stones, septic tank, soakaway pit, water tank gantry, drainage, etc cost a bit over N9 million (it was part of the N58 million)...of course, finishing differs from one building to the other.
If the client decide to carry out that project using direct labour and not a contractor, he would spend at least N46-48 million on materials and labour, excluding supervision if he required it.

Re: How Much Will A 5 Bedroom Duplex Cost? by sben2308(m): 9:12am On Sep 14, 2016
olumide4christ:
[b]Budget N25 million upwards depending on the size of the building and the level of finishings.

I'm a Quantity Surveyor, part of my job is to prepare Bills of Quantities which is a detailed breakdown of all the items and costs involved in your project.

Its also part of my expertise to manage building projects, so we can manage your artisans & sub-contractors to achieve a successful project. By the way, I come from Abeokuta.

See my signature below for my contact details if you're interested.







Brother me will tell u d truth 9million will take to either all to finish or 91% will b done .
I say dis cuz am also building mine is 6 bedrooms duplex in Lagos.

Wat I did is mould 4500 block of size 9 n this is my breakdown
A bag is 2200 n I bought 150 bags but in three batches
Sand all is 44,000 n I bought 4
D moulder charged 400 per bag
Paid d bricklayer as a contractor so he charged 90,000 from foundation to first decking .
If u use my calculations u will c the difference .

God will help us both n keep blessing us

Regards.[/b]

(0) (1) (2) (3) (4) (5) (6) (7) (8) (9) (Reply)

Landlord Blocks Hotel Entrance With Loads Of Granite Stones For Owing Rent (pic) / Inside Abeokuta Hill-top Estate Where The Super Rich Live / Funny Picture: House With Over 15 Satellite Dishes

(Go Up)


Loading...

Sections: politics (1) business autos (1) jobs (1) career education (1) romance computers phones travel sports fashion health
religion celebs tv-movies music-radio literature webmasters programming techmarket

Links: (0) (1) (2) (3) (4) (5) (6) (7) (8) (9)

NairaLife - Copyright © 2005 - 2017 . All rights reserved. See How To Advertise. 231
Disclaimer: Every NairaLife member is solely responsible for anything that he/she posts or uploads on NairaLife.