If you’ve attempted buying a house in Nigeria , particularly Lagos , then you have an idea of what they cost.For a decent 3 bedroom apartment (within a block of units) , anywhere from N20 – N25 million.A 4 bedroom duplex would command anything from N30m – N45m while a 5 bedroom goes upwards of N50 million. Now a number of factors go into these (supposedly) exorbitant prices.
- Price of land
- Building regulations and certifications
- Cost of building materials
So I happened to be present for most part of this housing construction project; a twin duplex each comprised of 4 bedrooms. All rooms en-suite,verandah,parking for 2 cars each……you know the works.Now its not as detailed as you would expect , but it gives you a fair idea.Plus prices would largely vary as this project was executed prior the naira-dollar exchange crisis.The breakdown is pretty straight-forward.
- Part 1 : A picture catalogue highlighting the various stages of construction
- Part 2 : A summary breakdown of costs of construction
So, without much ado , lets dig in.
PART 1 : Picture Breakdown
Stage 1 : Excavation Stage
Stage 2 : Foundational Formwork
Stage 3: Foundation Base & Reinforcement
Stage 4 : Concrete Laying & Setting
Stage 5 : Column Framework
Stage 6: First Floor Slab Creation
Stage 7: Space Partitioning, Blockwork & Bamboo Removal
Stage 8 : Plastering , Window Frames , Piping & Electrical Wiring
Stage 9 : Roofing
Stage 10 : Fencing
Stage 11 : Sewerage/Effluent/Soak-away Pit
Stage 12 : Finishing (Tiling , Flooring, Painting, Piping, Pavement creation etc.)
PART 2 : Cost Breakdown
Like earlier indicated , I was barely present for every inch of the project , but I somehow managed to get some information on incurred costs and required items.In no particular order , here’s the breakdown
- Price of land : Between N20m – N30m as it is located in Ikeja , close to Alausa CBD
- Foundation type : Raft foundation at 2.1m deep
- Foundation excavation : N250,000 – N300,000
- Laterite filling : N50,000
- Hardcore : N80,000
- Ramming : N10,000 – N30,000
- Total number of cement bags used : 360
- Cost of concrete slab: N4,200,000
- Reinforcement used : 10mm(binding, ringing),12mm(lesser load weaving slab) and 16mm(columns, beams and slabs)
- Reinforcement cost (based on contract) : N350,000.
- Casting at N180,000 as against N250,000 (negotiating power/business relationship)
- Bricklayers & Carpenters bill daily at N3,500/day
- Bamboo sticks (support) at N250/stick
- 10 trucks of sharp sand at N47,000 per truck as against N50,000 (negotiating power/business relationship)
- 10 trucks of granite at N90,000 per truck as against N100,000 (negotiating power/business relationship)
- Columns creation at N100,000 against N120,000 depending on number needed (negotiating power/business relationship)
- Construction timeframe : 8 weeks
- Finishing cost : This largely varies depending on level of finishing and quality of materials used. Plus tastes differ.
A few points to note
- Ensure you purchase quality cement
- Concrete mix adopted is 1:2:4 i.e. 1 part cement , 2 part gravel and 4 part sharp sand.
- Workmanship costs is charged either on contract/daily basis depending on the specific kind of work and number of workers
- Costing based on daily or contract basis. Welders bill per tonnes and carpenters bill per day. Its tied to your negotiating power.
- Casters and excavators bill on contract basis.
- Bricklayers lift 80-120 blocks on average. Number of workers depends on nature of project and urgency of delivery. More bricks, more pay.
- It is best to get experienced and trusted site engineers/supervisors.They have business relationships with most suppliers and can negotitate fair prices without compromising quality.
- For this project,the site supervisor is Engineer Bayo who can be reached on 08065264417
- While this isn’t an exhaustive list , it should gauge your expectations.