Are you planning to build your dream duplex in Lagos? One of the most common questions people ask is: “How much does it cost to build a 5-bedroom duplex in Lagos, Nigeria?”

The answer depends on factors like location, design, finishing, and the current price of building materials. In this post, we break down the estimated cost of building a 5-bedroom duplex in Lagos in 2025, along with the factors that affect the price.

Average Cost of Building a 5-Bedroom Duplex in Lagos (2025)

On average, building a standard 5-bedroom duplex in Lagos will cost between:

  • ₦90 million – ₦150 million for a standard finish
  • ₦150 million – ₦250 million+ for a luxury finish

This estimate covers the main stages of construction, from foundation to roofing and final finishing.

Cost Breakdown of a 5-Bedroom Duplex in Lagos

Here’s a simplified breakdown to help you understand where most of your money goes:

  1. Land Purchase
    • Price varies widely depending on the location:
      • Mainland (Ikorodu, Ipaja, Egbeda): ₦20m – ₦50m
      • Mid-range (Ogudu, Gbagada, Amuwo Odofin): ₦50m – ₦120m
      • Prime areas (Lekki, Victoria Island, Ikoyi): ₦150m – ₦500m+
  2. Foundation & Structural Work
    • ₦10m – ₦20m depending on soil type and structural design.
  3. Superstructure (blockwork, roofing, decking)
    • ₦20m – ₦40m.
  4. Finishing (flooring, windows, doors, electrical, plumbing)
    • ₦30m – ₦70m depending on material quality.
  5. Luxury & Extra Features (swimming pool, smart home systems, high-end kitchen)
    • ₦20m – ₦50m+

Factors That Affect the Cost of Building in Lagos

  1. Location – Building in Ikoyi or Lekki will cost significantly more than in Ikorodu.
  2. Design & Architecture – A modern duplex with open plan designs costs more than a basic design.
  3. Type of Finishing – Standard vs. luxury finishes (tiles, doors, lighting, etc.).
  4. Inflation & Material Prices – Cement, iron rods, and labor costs in Nigeria increase frequently.
  5. Professional Fees – Architect, structural engineer, quantity surveyor, and government approvals.

How to Save Costs When Building in Lagos

  • Buy land early: Property prices in Lagos rise every year.
  • Work with professionals: Avoid costly mistakes by hiring experienced architects and engineers.
  • Plan in phases: If you don’t have all the funds at once, build in stages (foundation, structure, roofing, finishing).
  • Source materials wisely: Buy directly from trusted dealers to avoid middlemen costs.

Final Thoughts

Building a 5-bedroom duplex in Lagos is a major investment. In 2025, you should budget at least ₦90 million for a standard home and ₦150 million+ for a luxury duplex.

Whether you’re an investor or building for personal use, proper planning, location choice, and professional guidance will save you time and money.

If you’re looking for lands and properties in Lagos, explore the latest listings on PropertyDey.com.