How Much It Costs to Build a 4-Bedroom Duplex in Lagos vs Abuja – 2025 Guide

What Does It Really Cost to Build in Nigeria in 2025?

Building a home back in Nigeria from abroad can feel overwhelming. Between naira volatility, inflation, and scare stories about scams, it’s hard to know what to trust. Our goal here is simple: show you real 2025 estimates for a 4-bedroom duplex – no fluff, just facts. We’ve done the homework so you don’t have to. Think of this as a transparent cost breakdown by city (Lagos vs Abuja), stage, and extras. We’ll explain in USD-friendly terms but quote in Naira, so you can plan budgets accurately. By the end, you’ll see why our Dukèch team says “no guesswork” – we’re the verified partner that’s done the math.

Key Factors That Influence the Cost

Before diving into numbers, remember several key factors can swing a building budget:

• City & Location: Land and labor are pricier in Lagos than Abuja, and within each city prices vary by neighborhood. Prime Lagos (Lekki, VI) costs much more than suburbs (Ajah, Ikorodu).

Likewise, Abuja’s central areas (Maitama, Asokoro) are costlier than outskirts (Gwarinpa, Lugbe).

• Land Topography: Rocky sites or flood-prone plots require more foundation work (piling, extra fill) which adds cost. A flat, well-drained site is cheapest to build on.

• Title & Permits: Clear land title (C of O) and Governor’s Consent (for foreigners) are musts. Legal and survey fees alone can add ~20–30% on top of the land price. Also factor in building permits, transfer taxes, and HOA levies. (Dukèch’s Land Verification service ensures title transparency so you pay for real land.)

• Finish Level: Basic (functional) finishes cost much less than luxury. For example, a 2024 estimate noted a simple house might run ₦12–40M, but a luxury home can jump above ₦70M. If you splash on imported tiles, marble, custom kitchens, or high-end fixtures, expect 2–3× the mid- range cost.

• Labor & Materials: Skilled labor rates and material prices have surged. Inflation (almost 35% in late 2024) and Naira’s slide have pushed cement, steel, etc., to new highs. For instance, cement nearly doubled to ₦8,500 per bag by year-end 2024, and reinforcing rods jumped from ₦220k/ton in 2020 to over ₦1.2M/ton in 2024. Anticipate paying more than in past years – budget a buffer.

• Government/HOA Fees: Factor in statutory charges: architect/engineering fees, plan approvals, meter/head of agreement fees, estate levies, etc. These can total several million naira. For example, permit and approval fees often run N1–3M in our experience, and estates commonly charge annual service fees or “security levies.”

In short, building costs depend on where and how you build. But with proper planning and a trusted advisor, you can nail down a reliable budget. (Our Dukèch team has done this for many overseas clients.)

We’ll break down all these pieces next.

Land Cost (If Not Already Owned)

Land prices can dominate your budget, especially in Lagos. Here’s a snapshot of 2025 land ranges:

• Lagos: ₦30M–₦100M+ for a full plot. For example, a plot in Ajah or Sangotedo might run

~₦30M–₦50M, whereas Lekki Phase 1 or VI could easily be ₦80M–₦100M or more. (A recent market analysis noted Lagos’s average plot price nearing ₦50M by 2025, but Ajah offers a cheaper entry.)

• Abuja: ₦25M–₦80M+ for a comparable plot. Outskirts like Lugbe often start around ₦25M–₦35M, while premium areas like Katampe or Mabushi can approach ₦60M–₦80M+. (Abuja’s land is expensive too – reports note high prices pushing development to satellite towns.)

In addition to the sticker price, you must budget for “land-picking” costs: survey, lawyer fees, transfers, and statutory levies. These easily add 20–30% on top of the land cost. For example, legal and professional fees alone are often ₦0.5M–₦2M+, plus Lagos survey fees can be millions depending on size. Governor’s Consent (for transfers) and Federal stamp duties (1–2%) also apply, plus any resident association fees.

Dukèch Insight: All land listed by us is verified with full title transparency before you pay a kobo. We handle due diligence and documentation via our [Land Verification] service so you avoid fake titles and hidden encumbrances.

Construction Cost Breakdown (2025 Pricing)

The table below summarizes typical mid-spec construction costs excluding land. These ranges reflect a solid but not ultra-luxurious finish. We break costs by stage for Lagos vs Abuja (in ₦ million):

Construction Stage	Lagos Estimate (₦)	Abuja Estimate (₦)
Foundation (incl. piling if needed)	₦6M – ₦10M	₦5M – ₦9M
Blockwork & Structure	₦12M – ₦18M	₦11M – ₦16M
Roofing & Woodwork	₦6M – ₦9M	₦5M – ₦8M
Windows & Doors	₦5M – ₦8M	₦4.5M – ₦7M
Plumbing & Electrical	₦5M – ₦7M	₦4.5M – ₦6.5M
Finishing (tiles, POP, paint)	₦10M – ₦15M	₦9M – ₦14M
Fittings (toilets, kitchen, wardrobes)	₦6M – ₦10M	₦5M – ₦9M
External Works (driveway, fence, gate)	₦5M – ₦8M	₦4M – ₦7M
TOTAL (Excl. land)	₦55M – ₦85M	₦50M – ₦80M

These stage estimates assume a mid-level finish (e.g. decent imported tiles, standard kitchen fittings). Upgrading to luxury materials could push costs substantially higher (note how finishing and fittings budgets spike with quality). For example, cement and steel alone soared in 2024, so our foundation and structure lines factor in recent inflation.

Helpful note: These ranges are “ballpark for mid-spec.” Dukèch can tailor a custom budget to your exact specs. We also help manage procurement via our Build From Abroad Service so you get competitive quotes on materials and labor.

Other Costs to Consider

Beyond land and basic construction, don’t forget these line items:

• Architect/Engineering Designs & Approvals: ₦1M – ₦3M. Covers architects’ plans, structural drawings, city approvals, and inspection charges.

• Legal & Agency Fees: ~5–10% of the land price. If you use agents or lawyers to close the deal, expect fees on the order of half a million to a few million naira (or a percentage of land cost).

• Title Perfection: ₦2M – ₦5M. Includes Governor’s Consent application fees and expedited document registrations. (This is critical: skip it at your peril.)

• Estate/HOA Fees: ₦1M – ₦3M. If your plot is in a gated estate or development, factor in

community levies or development levies (often collected before building starts).

• Contingency Buffer: ₦5M – ₦10M or more. With volatile prices, it’s wise to hold ~10–15% extra to cover cost overruns (material spikes, scope changes, delays, etc.).

These line items, while smaller individually, add up. Our experience shows adding roughly 20–30% overhead on top of construction bids is prudent. Always plan for surprises.

Lagos vs. Abuja: Full Cost Comparison

Combining land, construction, and extras gives an overall range. Below is a high-level total budget comparison (in ₦ million):

Category	Lagos Range (₦)	Abuja Range (₦)
Land	₦30M – ₦100M	₦25M – ₦80M
Construction + Other Costs	₦60M – ₦100M	₦55M – ₦95M
TOTAL ESTIMATE	₦90M – ₦200M	₦80M – ₦175M

(These broad ranges depend on location, finish level, and other factors. For example, building on leased government land in Abuja may be cheaper than outright freehold land in Lekki.)

To put this in perspective, analysts note that Lagos housing costs are still rising 5–15% annually, driven by limited land and high construction costs. Abuja has similar pressures. Our Dukèch breakdown cuts through the noise so you see where every Naira goes – no guessing.

Ready to Build Without Guesswork?

Building from abroad doesn’t have to be a leap in the dark. At Dukèch, we’re the trusted, tech-enabled partner making it easy for Nigerians overseas to invest safely. We offer services like our Diaspora Client Portal for real-time project tracking and verification, and personalized Build From Abroad Services to manage contractors and payments on your behalf.

Whether you’re just planning or ready to break ground, take the next step:

• Book a Free Cost Clarity Call with our expert team (we’ll vet your plans and numbers together).

Let’s turn your Nigeria homebuilding vision into reality – with data, transparency, and confidence, not guesswork.

Sources: Dukèch’s estimates are based on 2025 industry data and expert interviews, cross-checked with market reports. Key market trends (inflation, FX impact, remittances) are from Nigerian real estate analyses. All figures are approximate and for planning purposes; we recommend a professional cost survey before final budgeting.