When a prospect asks, “How much is a house in Nigeria,” I know s/he either wants to know the cost of building a house in Nigeria or the cost of buying an already-built property in Nigeria.

Irrespective of their decisions to either buy or build, they may need answers to one of the following questions depending on the type of house they want:

  1. How much does it cost to build a 2 bedroom flat in Nigeria?
  2. How much does it cost to build a standard 3 bedroom house in Nigeria?
  3. How much will it cost to build a 3 bedroom duplex in Nigeria?
  4. How much is a 4 bedroom flat in Nigeria? or
  5. What is the cost of building a 5 bedroom duplex in Nigeria?

The list, directly above, shows that the question is vague and complex. However, I will give the most professional and helpful advice on how much a house is worth in Nigeria. I will factor in inflation because it affects the cost of building houses in the country.

Please note that the answer given here is based on the assumption that you intend to build your house with quality materials. I will present some prices in a range to be on the safe side.

For simplicity, let’s start with the cost of buying an already-built property in Nigeria in our quest to knowing how much a house is in Nigeria.

How Much Is A House In Nigeria In US Dollars

Most of our clients are Nigerians in the Diaspora. So, a lot of time, they prefer knowing house prices in Nigeria in US Dollars.

Unfortunately, only very few developers like Redbricks tag their prices in US Dollars. Using Amen Estate Phase 2 as a case study, let’s look at the price of houses in Nigeria in US Dollars:

2 Bed Back To Back Semi Detach = $105,000 = #105,000,000 (Sold out)

price of houses in Nigeria: 2 Bed Back To Back Semi Detach

This is a home of class and status for a small family that want to standout.

3 Bed Detached Duplex + BQ = $145,000 = #145,000,000 (Edited)

average house price in Nigeria: 3 Bed Detached Duplex + BQ

This stunning 3-bedroom detached duplex is aesthetically designed with a creative touch of class & splendour.

4 Bed Detached Duplex + BQ = $160,000 = #160,000,000 (Edited)

Average Price of 4 Bed Detached Duplex + BQ

This 4 bedroom duplex design catches the fancy of most real estate investors in Lagos, Nigeria.

A 4 Bed Detached Duplex + BQ (Luxury) = $168,000 = #168,000,000 (Sold out)

price of houses in Nigeria: 2 Bed Back To Back Semi Detach

This luxury house in Nigeria is for the top 1% elites that want to live in a neighbourhood that’s dominated by smart minds.

4 Bed Detached Villa + BQ = $168,000 = #168,000,000 (Edited)

Cost of 4 Bed Detached Villa + BQ In Amen Estate

This magnificent 4 bedroom detached villa, has striking views of the elite neighbourhood. It offers flexible living space in a large compound.

A 4 Bed Detached Villa With Pent House + BQ = $168,000 = #168,000,000 (Sold out)

4 Bed Detached Villa With Pent House + BQ

This is one of the beautifully exclusive Nigerian homes set aside for kings and queens that want the best of luxury in Nigeria.

4 Bed Back To Back Semi Detached = $117,000 = #117,000,000 (Sold out)

4 Bed Back To Back Semi Detached

This is one of the unique homes available for sale in Nigeria, suitable for medium to large families that want to return home from the diaspora.

5 Bed Detached Villa (Ecliptic Staircase) + BQ = $218,000 = #218,000,000 (Sold out)

5 Bed Detached Villa (Ecliptic Staircase) + BQ

This is one of the best mansions in Nigeria. No lavish home anywhere in the country beats its interior and exterior.

A 5 Bed Detached Villa With BQ = $200,000 = #200,000,000 (Sold out)

5 Bed Detached Villa With BQ

This 5 bed detached house plan is one of its kind. It can serve multiple purposes including your Airbnb business plan. Don’t miss out on it.

5 Bed Detached Villa With Pent House = $240,000 = #240,000,000 (Edited)

5 Bed Detached Villa With Pent House

Check out this 5 bedroom detached villa, with a penthouse and a BQ. It is mind-blowing and perfect for a large family.

Commercial Land For Sale = $60,000 = #60,000,000

commercial real estate investing for dummies

The residential plots in Amen Estate Phase 2 are fully sold out. We are presently left with only very few commercial plots.

You only need $60,000 for each plot of commercial land offered for sale in Amen Estate Phase 2 if you are making an outright payment. The price is slightly higher for instalments.

Amen Estate Phase 2 is the true definition of luxury houses in Nigeria. Thus, its prices are a little higher than Hockley Millennial Townwhich has some cheap houses for sale in Nigeria. You can check them out

Please note that the Amen Estate series also has Amen Estate Phase 3, Amen City FTZ, and Tiara Royalty Estate.

How Much Is A House In Lagos, Nigeria?

There are several houses for sale in Lagos, Nigeria, with varying prices. We can, however, take a clue from Hockley Millennial Town – an estate that sold several units of 1 and 2 bedrooms as presented below:

  • 1 Bedroom Co-living = #12,500,000
  • 1 Bedroom Studio = #17,000,000
  • 2 Bedroom Apartment = #25,000,000
  • 2 Bedroom Maisonette = #30,000,000
  • 3 Bedroom Semi-detached Villa = #75,000,000
  • 4 Bedroom Semi-detached Villa = #85,000,000
  • 5 Bedroom Semi-detached Villa = #100,000,000

However, the value of similar properties has surged by x2 or even x3 due to the catastrophic inflation that the country experienced in the past 1 year starting from June 2023.

With that understanding, you can estimate the average house price of a 1 – 5 bedroom apartment in Nigeria.

Cost Of Building A House Versus Cost Of Buying Property In Nigeria

Before we proceed, let me emphasize that (other things being equal), the cost of building a house in Nigeria is slightly lower than the cost of buying a property in Nigeria. But it’s not always so. Wastages and pilfering at the site can make it cost more to build than buy a house in Nigeria.

So if you’ve been wondering if it is cheaper to buy or build a house in Nigeria, now you know. No one can give a straight answer to questions relating to the cost of building a house in Nigeria because it is influenced by a lot of factors.

Luxury Houses Versus Beautiful Houses In Lagos, Nigeria

There is a common saying in Nigeria, “better soup, na money kill ahm”. This implies it costs more money to acquire something better. So, when you decide to build a house, its quality, size, nature, and aesthetics will determine the total cost of the building.

A quick check on Nigerian housing prices shows that luxury or smart Nigerian homes cost more than non-smart but beautiful houses.

Factors That Influence The Cost Of Building A House In Nigeria Are:

  1. Price of the plot of land: The average price of a plot of land in suburbs ranges from #500,000 – #5,000,000 while it runs into units, tens and hundreds of millions in the city centre, especially in Lagos, Nigeria. For a quick reference, you can check out Queens Park Estate Phase 2 = #4,000,000 or Amen Estate Phase 3 = #20,000,000. Many other options are available here.
  2. Documentation and development levy: The items here are deed of assignment, survey, building plan and approval, governor’s consent and C of O. It ranges from #1,500,000 – #10,000,000 depending on location, size, etc.
  3. Borehole or Well: While the average cost of a borehole is about #700,000 (a little less or a little more depending on the soil hardness, size of pumping machine and tank etc.), the cost of a well is about #150,000.
  4. Soakaway and foundation: A solid work on soakaway and the foundation of the building should average #2,000,000 – #10,000,000. A fully casted soakaway will cost more than one constructed with mere blocks and cement.
  5. Roofing: Aluminum roofing runs into #3,500,000 – #7,000,000. This also depends on the size of the building.

1 Million Naira Versus 10 Million Naira House In Nigeria

When considering how much is it to build a house in Nigeria or to buy one (at least), people often ask if it is still possible to get a 1 million naira house in Nigeria. Well, that’s a dream that ended several years back. 

The average you can get is a 10 million Naira house in Lagos, Nigeria. It will at least give some level of comfort and security.

Please note that the average house in Nigeria that #10,000,000 can afford is a cost-minimized 1-bedroom flat. It will require more money to build a bigger apartment.

Also note that the aforementioned #10,000,000 excludes the cost of buying the plot of land you intend to build the house on.

How Much Does It Cost To Build A 1 Bedroom Flat In Nigeria?

The average house price of a 1 bedroom flat in Nigeria is #10,000,000 – #15,000,000. It can be a little outside the range, most likely higher for a luxury/smart apartment.

How Much Does It Cost To Build A Standard 2 Bedroom House In Nigeria?

A standard 2 bedroom house in Nigeria costs #20,000,000 – #30,000,000. As earlier stated, it can be slightly higher for smart homes.

How Much Does It Cost To Build A Standard 3 Bedroom House In Nigeria?

With the current rate of inflation in Nigeria, a 3 bedroom apartment should costs #30,000,000 – #40,000,000. A luxury 3 bedroom apartment will cost much more.

How Much Will It Cost To Build A 3 Bedroom Duplex In Nigeria?

Most 3 bedroom duplex in Nigeria cost #45,000,000 – #70,000,000 on average. It should cost more for smart homes in that category.

How Much Is A 4 Bedroom Flat In Nigeria? 

It costs just about #35,000,000 – #50,000,000 to build a 4 bedroom flat in Nigeria.

What Is The Cost Of Building A 5 Bedroom Duplex In Nigeria?

Finally, #60,000,000 – #100,000,000 should be enough to erect a 5 bedroom duplex in Nigeria.

A Quick Disclaimer And Concluding Remark

The figures presented here are a rough estimate computed by our construction team to help ascertain how much a house is in Nigeria. The prices of already-built Nigerian homes we presented are easily verifiable online.

No industry expert can give the exact figure because of inflation, lobbying to speed up paperwork, waste and breakages etc.

You can get in touch if you have an unaddressed question to ask or check out our properties if you want to buy one.