Cost Breakdown for a 3 bedroom bungalow in Nigeria (Part 2)
Last time on our Construction Series we wrote the first installment of the 2 part series on the Cost breakdown for a 3 bedroom bungalow in Nigeria. Today, we will be seeing the second installment.
Please keep in mind that the prices shown here may differ significantly from what is available in the market depending on your area. This article should only be used as a guide and should not be used to replace the services of a qualified Quantity Surveyor. So lets dive in.
Upon acquiring your land, next you need to focus on the next stage. Setting out, digging, concrete work, laying foundation blocks, filling, and flooring are common tasks at this stage. Let’s figure out how much each phase will cost.
Material Requirements for Setting-out with profiles
4 pieces of 1×12 plank = ₦1,800 each (Max ₦2,000) + ₦1,600 for dividing each into 5 at ₦400 each = ₦8,200
4 bundles of Pegs at ₦1,600 each = ₦4,800
2″ and 3′ Nails = ₦2,000 worth of nails
4 bundles of rope at ₦400 each = ₦1,600
Labour = ₦5,000
Approximate cost of setting-out = ₦21,600
Material Requirements for Digging/Excavation
Either you or the labourers will rent some diggers and shovels for the job. These tools can cost about ₦3,000 to rent.
Labour = ₦5,000
Approximate cost of digging = ₦8,000
Material Requirement for Concrete work/Blinding
For a standard foundation of 150 mm base-thickness, assuming 0.45 m (breadth or height) and 85.5 m (length of entire building) = 5.77125 m3. We need
10 bags of cement @ ₦3,700 each = ₦37,000
20 tonnes of sand x 2 = ₦90,000
20 tonnes of Granite = ₦130,000
If the soil is good, firm and dry we will not need a reinforced bar (Rebar).
Litres of water as needed.
Labour = ₦25,000
Approximate cost of concrete work = ₦282,000
Material Requirements for Laying Foundation Blocks
We will be using 9″ blocks and laying 4 coaches. Materials needed are12 bags of cement @ ₦3,700 each = ₦44,400
644 pieces of 9″ vibrated blocks (including 10 percent wastage) @ ₦270 each = ₦173,880
Plumbing work = ₦40,000
The remaining sand from concrete work serves here.
Labour = ₦50,000
Approximate cost of laying foundation blocks = ₦263,880
Material Requirement for Filling
Along with laying the foundation, it is recommended that you dig the soak-away and septic tank. That manner, the soil dug up from the soak-away pit, septic tank, and well can be used to fill the foundation. You’ll save money on sand trips for foundation filling if you do it this way. It also saves you money on cleaning the dug-up dirt if you aren’t going to use it for infill. If you follow the following advice, you may just need a few trips of sand if the soil dug up from the well and septic tank isn’t sufficient. So,
3 trips of 20 tonnes laterite (fairly clayey) at ₦22,000 = ₦66,000
Labour = ₦15,000
To allow the foundation filling to compact naturally, water it for some hours and leave it for days (or some weeks) before flooring.
Approximate cost of filling foundation = ₦81,000
Material Requirement for Foundation Casting/Flooring
25 bags of cement @ ₦3,700 = ₦92,500
Waterproof/nylon = ₦15,000
The remaining granite and sand from concrete work served here.
Labour = ₦25,000
Approximate cost of flooring = ₦132,500
Material Requirements for Septic Tank, Soak-away pit and Well
Construct the septic tank, soak-away pit, and well first to have water for the work and sand for filling the foundation later.700 pieces of 6″ vibrated blocks @ ₦250/block (for a septic tank of 3m x 3m x 3m) = ₦175,000.
22 bags of cement @ ₦3,700 = ₦81,400 (including plastering).
Number of well-rings as required.
Sand and granite from concrete work served here.
Labour for septic tank, soak-away pit and well = ₦100,000
Approximate cost of constructing both the septic tank, soak-away and well = ₦356,400.
Total cost for stage 1 = ₦1,123,780 (excluding the cost of well-rings)
Stage 2: DPC to Lintel Level
This stage starts from the German floor to the level before roofing. It covers the main block work, including wall partitions for the various rooms. Again, ensure you get a Bill of Quantities for your building plan as that is the only way to know the exact material requirements for your house.
Material Requirement and Labour for block work
2100pcs of 6” stone dust vibrated blocks @ ₦300 = ₦630,000.
(The price will increase if you use 9” blocks)
15 tonnes of sharp sand = ₦49,000
30 bags of cement @ ₦3,700 = ₦111,000
Labour = ₦120,000
Approximate cost of block work = ₦910,000.
(This includes the two coaches of blocks after lintel)
Material Requirement for Lintel Casting
20 length of 12mm rod @ ₦4,000/length = ₦80,000
10 length of stirrups @ ₦800/length = ₦8,000
35 length of 1x12x18 wood @ ₦1,700/length = ₦59,500
Nails plus wire for binding = ₦18,000
8 bags of cement @ ₦3,700 = ₦29,600
The remaining sand was used here.
The remaining granite from concrete work served here too.
Labour plus carpenter = ₦50,000
Approximate cost of the lintel level = ₦245,100
The total cost for stage 2 = ₦1,155,100.
Stage 3: Roofing
The cost of roofing varies based on the type of roofing materials you choose to use. So, the price below is for this project. Endeavour to get the BoQ for your house plan and design.
Material Requirements for Roofing
320 length of 2x3x12 wood @ ₦900 = ₦288,000
45 length of 2x6x12 @ ₦980 = ₦44,100
25 length of 1x12x12 wood @ ₦1,700 = ₦42,500
1 bag of 2″ nails @ ₦6,000
1 bags of 3″ nails @ ₦6,000
1 bag of 4″ nails @ ₦6,500
Aluminium (0.45mm thick) roofing, transportation and Labour = ₦800,000
The total cost for stage 3 = ₦1,193,100
Note: You can reduce your roofing cost by at least 20% by using the more modern and classy skillion roof (also called the shed roof).
Stage 4: Finishing
The final stage covers plastering, wiring, plumbing, fixing windows and doors, tiling, painting, and so on. The cost here varies according to your taste. Below is an estimate for a very modest finishing.
Material Requirements for Electrical works
Wires, Pipes, Conduit Boxes, and other necessary materials = ₦550,000
Material Requirements for Mechanical and Plumbing Works
Kitchen sink, Pipes, WC, Washing Hand Basin, Overhead Tank, Shower, and other necessary materials = ₦700,000
Material Requirements for Ceiling
Woods for nogging, P.O.P Sheets, External wood finishing, PVC Boards, Tank nails, and other necessary materials plus labour = ₦450,000
Material Requirements for Windows and Doors
Windows, doors, burglary proof, and fixtures plus labour = ₦500,000
Material Requirements for Wall Rendering and Painting
Plastering and painting plus labour = ₦500,000
Material Requirements for Floor Finishes
Tiles and others plus labour = ₦250,000
Total cost for stage 4 = ₦2,950,500
Now we add the prices from each section to get the total cost.
Grand Total = Building Plan + Land Preparation + Stage 1 + Stage 2 + Stage 3 + Stage 4
Grand Total = ₦6,971,980
There you go! Once you get land, you can build and move into your 3-bedroom flat with less than ₦6,971,980!!
With adequate supervision and expert labour price negotiation, you are sure to save at least 10 per cent cost from each section.
Remember that the above cost is for this project. All the quantities of materials mentioned include a margin for wastage. Meaning you can reduce the cost by reducing waste and using alternative building materials. But never cut corners or hire bad labourers in a bid to cut down on cost. You’ll only end up spending more.