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Cost of Building a Duplex in Nigeria: 3, 4 and 5-Bedroom Duplex

Posted by Property List NG Admin on March 12, 2023

Cost of Building a Duplex in Nigeria

The cost of building a duplex in Nigeria keeps rising and varies depending on the number of bedrooms.

Building a duplex house isn’t easy; it needs more planning and groundwork than other homes. But still, a considerable percentage of Nigerians is focused on building and living in duplex houses.

If you’re new in the construction industry, it’s essential to look at the details of building a duplex house, which includes the materials and costs needed. It’ll help you to plan when it comes to finances.

This article has all the information to help you start and complete your duplex house. So, let’s get into the finer details.

Cost of Building a Duplex in Nigeria

The cost of building a duplex house varies depending on the number of bedrooms you need. Here is a summary of the total cost of different duplex houses in Nigeria.

  • 3-bedroom: N22.73 to 42.93m
  • 4-bedroom: N30 to 57.5m
  • 5-bedroom: N44.5-72m

What Is a Duplex House?

The meaning of duplex varies according to different regions in the world. But in Nigeria, it’s typically a residential building with two floors. Nigeria has three types of duplex houses: detached, semi-detached, and terrace.

The Cost of Building a 3-bedroom Duplex House

Building a 3-bedroom duplex depends on the current material prices in Nigeria. Here is a simple breakdown of the costs.

  • Frames: N1.5 – 2.8 million
  • Substructures: N2.7 – 5.2 million
  • External and internal walls: N2.3 – 4.3 million
  • Upper floor: N1.6 – 3.2 million
  • Doors: N1.7 – 3 million
  • Staircase: N350,000 – 480,000
  • Roofing: N1.8 – 3.8 million
  • Fitting and fixtures: N1 – 1.5 million
  • Electrical installations: N1.7 – 3 million
  • Plumbing installations: N1.5 – 2.8 million
  • Ceiling finishes: N480,000 – 950,000
  • Windows: N 2.1 – 4 million
  • Floor finishes: N1.8 – 3.4 million
  • Wall finishes: N2.2 – 4.3 million

Total: N22.73 – 42.93 million

The Cost of Building a 4-bedroom Duplex House

As the bedrooms increase, the costs also increase. Here is a breakdown of how much you’ll spend on a 4-bedroom duplex house.

  • Frames: N2 – 4.1 million
  • Substructures: N3.8 – 6.8 million
  • External and internal walls: N 2.85 – 5.5 million
  • Upper floor: N2.15 – 4.25 million
  • Doors: N2 – 3.9 million
  • Staircase: N380,000 – 600,000
  • Roofing: N2.49 – 4.8 million
  • Fitting and fixtures: N1.2 – 2.4 million
  • Electrical installations: N1.8 – 3.8 million
  • Plumbing installations: N2.3 – 4.5 million
  • Ceiling finishes: N700,000 – 1.2 million
  • Windows: N2.9 – 5.7 million
  • Floor finishes: N3.35 – 4.5 million
  • Wall finishes: N3 – 5.5 million

Total: N30 – 57.5 million

The Cost of Building a 5-bedroom Duplex House

The last duplex house on the list is a 5-bedroom. It’s big, and thus you’ll need to spend a lot of money to complete it. Here is the cost of building a 5-bedroom duplex house in Nigeria.

  • Frames: N2.9 – 5 million
  • Substructures: N5 – 8.8 million
  • External and internal walls: N4.3 – 7 million
  • Upper floor: N3.25 – 5.2 million
  • Doors: N2.9 – 5.2 million
  • Staircase: N620,000 – 800,000
  • Roofing: N3.8 – 6 million
  • Fitting and fixtures: N1.8 – 2.9 million
  • Electrical installations: N3.6 – 4.32 million
  • Plumbing installations: N3.2 – 5.6 million
  • Ceiling finishes: N945,000 – 1.4 million
  • Windows: N4.5 – 7 million
  • Floor finishes: N3.37 – 5.6 million
  • Wall finishes: N4.3 – 7 million

Total: N44.5 – 72 million

How to Prepare to Build a Duplex

There are some differences between building a regular house and constructing a duplex house. The one benefit of a duplex house is that it maximizes space and increases land development use. Here are the steps to plan and build a duplex house in Nigeria.

Check the Local Building Codes

Every municipality usually has its own rules regarding properties, including building styles.

In Nigeria, duplexes are generally categorized as “Residential 2,” which means they’re multi-family structures. Several zoning districts don’t allow people to build duplex homes.

Acquire Land

You should buy a piece of land in a zone that allows the construction of multi-family structures, such as a duplex houses. Research different property styles that can be constructed in multiple zones, then narrow down your land search.

Consider Infrastructure

Before purchasing the land, you’ve identified, consider infrastructure such as gas, roads, sewer, water, and much more. Ensure an initial survey is done on the land you want to purchase.

Find the Best Design

If you have the skills, you can design your duplex. But if you don’t, you can ask for help from a professional such as an architect. After acquiring the plans, get them approved by your municipality.

Contact the local building code officer if you need clarification on the steps to approve your plan. They’ll give you the stages of approval in your municipality.

Contract the Work

A duplex house is a massive project requiring large-scale plumbing, framing, interior, block, etc. Therefore, you might need several contractors to get the entire job done.

You can be the general building contractor or hire a general building contractor to help you. Hiring a person will save you a lot of time, and thus you can work on other things.

The Pros of Building a Duplex House

As with other housing designs, the duplex has its advantages. Knowing them lets you make better and more informed decisions about owning this house type. They include;

1. Larger Compound

Duplex houses comprise two floors, meaning much-surrounding space will be freed up. This is quite the opposite when working with bungalows, where every part of the house is on the ground.

This results in the consumption of more ground space. With the duplex design, you’ll also spend less on roofing since the entire area will be roofed little.

2. Good View

Most duplexes have balconies on the top floor, offering a great view of the surrounding. From the balcony, you can see what’s happening within or outside your property’s perimeter.

3. Security

The duplex house design is more secure than the bungalow and ordinary houses. That’s because the bungalow’s windows are near the ground, which makes it easy for burglars to access them.

But the duplex windows are hard to reach, especially those on the top floor. Plus, you can spot criminals or burglars as they try to break in.

4. Class

In Nigeria, duplex houses represent class, and that’s why most rich/ wealthy people own them. The duplex house is typical in the high-end estates of Nigeria, with politicians, business people, and other celebrities.

Overall, the duplex looks more appealing than a bungalow, and its beauty can be easily noticed from afar. If you’re looking to buy a duplex house in Nigeria, Abuja, here are some of the things you need to know before making the decision.

The Cons of Building a Duplex House

As much as the duplex house has many pros, there are some cons about it that you should know. They include;

1. More Expensive

Building a duplex house costs relatively more than making a traditional home. This is because of additional costs such as staircases, pillars, decking, beams, etc. All these features need a large amount of steel and concrete reinforcement.

2. It Offers Some Inconvenience

Moving between the top and ground floor several times a day isn’t convenient compared to operating from just one floor.

Other than time, using such a house becomes more problematic as the owners grow old or become sickly. It’ll be so strenuous for them.

Frequently Asked Questions (FAQs)

  1. How much is a 6-bedroom duplex in Nigeria?

The average cost of a 6-bedroom or more detached duplex in Nigeria is N380 million. The most expensive detached duplex house is N 3.5 billion, while the cheapest is N22 million. Several duplexes have been listed for sale in Nigeria on various sites.

  1. What is the foundation for a duplex in Nigeria?

The popular approach to constructing the foundation of a duplex house is a combination of a strip and pad foundation. Strip foundation offers support to the block wall, while pad foundations provide support to building columns.

  1. Is it profitable to own a duplex?

Owning a duplex house is profitable since you can rent out both units for monthly cash flow. If you’ve financed your home using a mortgage, rent from both tenants will help you cover it. This is among the things that make owning a duplex house very lucrative.

  1. How long does it take to build a duplex house in Nigeria?

It’ll take 120 days if the site is easily accessible and the money is ready. In most cases, duplexes take time to be completed because of issues with timely material delivery. This issue is primarily due to poor roads.

  1. Why is a duplex better than a house?

The duplex is a perfect house size for many people and does come with the same space or more than a single-family home.

Duplex also has many features that aren’t in townhomes, such as large outdoor yard spaces and basement suites.

  1. Why do people want to live in a duplex?

A duplex house doesn’t share walls with neighbors and has the privacy of a single-family home. Plus, they are more spacious than average apartments.

Therefore, you’ll enjoy a great time at home without worrying that your neighbor can hear your steps upstairs, downstairs, etc.


The cost of building a duplex house in Nigeria isn’t that much. The duplex design is quite simple and aesthetic. But if you opt for a more complicated plan, the costs might be even more than calculated above.

As for furniture fittings, there are several options to save on costs. If you make plans, the cost of building a duplex in Nigeria will be low.

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