What It Costs to Build a 3-Bedroom House in Lagos (2025 Breakdown)
On a scorching March afternoon, Mr. Bamidele called with a blunt question: “How much will it take to build a decent 3-bedroom home in Lagos in 2025?”
He wasn’t interested in land deals or rental woes anymore. He had acquired land in Ikorodu and wanted a straightforward answer about building his own modest but functional house—a safe haven for his family away from the cycle of rent hikes and leaky roofs.
If you’re like Mr. Bamidele, here’s a realistic 2025 cost estimate for building a 3-bedroom house in Lagos, using current data and expert field insights.
In Lagos suburbs like Ikorodu, Badagry, and Epe, a plot of land ranges from ₦5 million to ₦35 million, depending on documentation and location. For those who already own land, that’s one big hurdle cleared.
Before any building starts, you’ll need architectural plans and permits. Budget between ₦400,000 and ₦800,000 to cover design fees, structural drawings, and official approvals from Lagos State authorities.
The foundation is cost-intensive, especially in waterlogged zones. On stable land, expect to spend ₦1.5 million to ₦3 million. In swampy areas, the cost may rise to ₦5 million or more due to reinforced foundations.
Raising the walls is a visible milestone. Depending on block size and quality, the wall construction can cost around ₦2.5 million to ₦4 million, using current block prices at ₦650-₦700 per unit.
Roofing materials and labor range from ₦2 million to ₦4.5 million. This includes timber, aluminum sheets, nails, and ceiling framing. Higher-end choices like stone-coated roofs will push up the cost.
A full set of exterior doors, interior doors, and aluminium windows could set you back ₦1.2 million to ₦2.5 million, depending on brand and security grade.
Quality plumbing and electrical work will cost between ₦1.5 million to ₦3 million. Avoid cutting corners here as safety and comfort depend on it.
Tiling, screeding, painting, ceilings, kitchen cabinets, and bathrooms fall under this phase. Estimated cost: ₦3 million to ₦6 million, depending on your taste
Fencing, gates, driveways, drainage, soakaway, and landscaping can cost between ₦1.5 million and ₦3 million. Often overlooked but necessary.
All in, expect to spend ₦18 million to ₦35 million, depending on your choice of materials, supervision level, and location.
Mr. Bamidele, who supervised every phase closely and bought materials in stages, completed his home in Ikorodu with ₦22 million.
Building in Lagos isn’t a luxury reserved for the elite. It’s about smart planning, budgeting, and understanding where to spend or save. Whether you’re building now or preparing for the future, this cost guide offers the clarity you need.
For practical help or consultations, reach out to Dennis Isong via: +234 816 474 1041.