Costs of Building a Duplex in Nigeria

December 14, 2023
6 mins read
Understanding the Costs Involved in Building a Duplex in Nigeria

In my years of real estate investment, I’ve observed a significant rise in the popularity of duplexes in Nigeria. These unique, multi-story homes are increasingly favored for their blend of privacy and spaciousness, appealing to the evolving preferences of Nigerian families. It’s no surprise then, that one might wonder about the cost of building a duplex.

As an investor who has navigated the financial landscapes of property development, I believe that understanding the costs involved in building a duplex is not just about constructing a home; it’s an exercise in strategic financial planning.

Accurate cost assessments are crucial for effective budgeting, enabling aspiring homeowners to meet the financial demands of such a project. Furthermore, this knowledge empowers them in negotiations with developers, potentially leading to more favorable deals in our vibrant Nigerian real estate market.

The cost of building a duplex in Nigeria can vary significantly depending on several factors. These include:

  • Location: Land and construction costs differ between urban and rural areas.
  • Size and Design: A larger duplex with complex architectural features will naturally cost more.
  • Materials: High-quality materials will increase the price compared to standard options.
  • Labor Rates: Construction labor rates can vary depending on the region and worker skill level.

As a general estimate, it can cost between ₦30 million and ₦100 million to build a duplex in Nigeria. This range reflects a basic to mid-range build quality.

Construction Costs of Building a Duplex


Cost Category Items Included Estimated Cost Range (₦)
Labor Costs
Skilled Labor Masons, Carpenters, Electricians, Plumbers, etc. Varies widely based on the project scope and region
Unskilled Labor Laborers for manual tasks Varies widely based on the project scope and region
Material Costs
Concrete Foundation, columns, beams, slabs, etc. Varies by quantity and quality
Steel Reinforcement bars, structural frames Varies by quantity and grade
Bricks Building walls, partitions Varies by type and quantity
Electrical Appliances Wiring, switches, sockets, lighting fixtures Varies by quality and brand
Paint Interior and exterior painting Varies by quality and quantity
Tiles Flooring, bathroom and kitchen wall tiles Varies by type and quantity
Doors Main entrance, interior doors, etc. Varies by material and design
Plumbing Materials Pipes, Water Closet (WC), taps, etc. Varies by quality and brand
Equipment Costs
Construction Equipment Mixers, scaffolding, tools, etc. Rental or purchase costs vary


N.B. Keep in mind that these costs are subject to change due to market fluctuations, and it’s advisable to get quotes from local suppliers and contractors for the most accurate and up-to-date pricing. The total cost will also depend on the size and complexity of the duplex design.

How Long Does It Take to Complete the Construction of A Duplex?

The construction timeline for a duplex can vary significantly, influenced by a range of factors. Two vital factors that impact this duration are:

1. Inflation

Inflation can notably extend the construction period, especially for companies undertaking such projects. As prices of materials and labor increase due to inflation, companies may face budget constraints, leading to delays in procurement and work progress.

In some cases, companies need to renegotiate contracts or seek additional funding, further prolonging the construction timeline. For individual builders, inflation can strain personal finances, necessitating pauses in construction while additional funds are secured. This economic factor can unpredictably extend the construction period, making it challenging to adhere to initial timelines.

2. Availability of Resources and Labor

The availability of construction materials, equipment, and skilled labor is crucial for timely project completion. Shortages or delays in supply can halt or slow down the construction process. Similarly, the availability of skilled laborers, like masons, electricians, and plumbers, is essential. A shortage of skilled workers can lead to significant delays, as the quality and speed of construction heavily depend on their expertise and efficiency.

These factors, among others, contribute to the variability in construction timelines. Both individuals and companies need to consider these elements when planning a construction project, as they can significantly influence the completion date of a duplex.

How to Finance Your Duplex Construction

Financing the construction of a duplex involves exploring various options to suit different financial situations. Here are some common financing methods:

  1. Bank Loans: One of the most common methods, bank loans can provide substantial funding. This includes mortgages or construction loans. Interest rates and terms vary, so it’s important to shop around for the best deal.
  2. Personal Savings: Using personal savings for at least a portion of the construction costs can reduce the amount needed to borrow, thereby lessening the debt burden.
  3. Real Estate Investment Groups (REIGs): Joining a REIG can provide access to larger pools of funds specifically for real estate projects, including duplex construction.
  4. Government Loans and Grants: Some government programs offer loans or grants for construction, especially if the project meets certain criteria, such as providing affordable housing.
  5. Credit Unions: Often offering lower interest rates than traditional banks, credit unions can be a good source for loans, though they might have stricter lending criteria.
  6. Home Equity Loans: If you already own property, a home equity loan can leverage the value of your existing property to finance the new construction.
  7. Private Investors or Peer-to-Peer Lending: Private investors or peer-to-peer lending platforms can offer alternative financing, sometimes with more flexible terms than traditional banks.
  8. Microfinance Institutions: For smaller-scale financing, microfinance institutions can provide loans with less stringent requirements than conventional banks.
  9. Joint Ventures: Partnering with other investors or friends and family can pool resources to finance the construction.
  10. Lease-to-Own Arrangements: In some cases, developers offer lease-to-own options, allowing you to rent the property with an option to buy it later, often applying a portion of the rent towards the purchase price.

Each option comes with its own set of pros and cons, and it’s crucial to carefully assess your financial situation and conduct thorough research to determine the best financing route for your duplex construction project.

How to Own a Duplex by Working With A Property Developer

Owning a duplex by collaborating with a property developer is a structured process, and in Nigeria, this can be particularly effective with reputable developers. Here’s how you can navigate this process:

  1. Research the Market: Begin by understanding the local real estate market. Identify the type of duplex you are interested in, considering factors like location, size, amenities, and community.
  2. Select a Property Developer: Look for reputable developers known for quality projects and reliability. In Nigeria, Mixtavest Africa, which operates Mixtaflex, is a notable option. They are recognized for their high-quality projects and flexible payment plans.
    Mixtaflex offers an attractive house ownership scheme, known as Mixta Flex. This scheme allows homeowners to make an initial down payment of 10% and pay the remaining 90% through monthly deductions over a period. This can be particularly appealing if you’re looking for a duplex, with properties like Beechwood Bungalow, Marula Park, Expressview Estate, and Fara Park under their portfolio.
  3. Get Pre-Approval for Financing: Secure a pre-approval for financing before committing to a project. This step will clarify your budget and the type of properties you can afford, aligning your financial planning with your real estate goals.
  4. Select Your Preferred Property: After identifying a potential duplex, engage in discussions with the property developer. They can offer valuable insights into the project’s feasibility, expected returns, and the overall process involved.
  5. Negotiate Terms and Conditions: Once you’ve decided on a property, negotiate the purchase terms with the developer. This includes discussing the purchase price, payment terms, and any specific conditions or requests you might have.
  6. Track the Property Development: If you’re buying a duplex that is under construction, monitor the development process. This duration can range anywhere from 18 months to two years, depending on various factors.
  7. Final Handover: Upon completion, the developer will hand over the duplex to you. You can then move in or rent out the units, providing a potential source of rental income.

It’s important to remember that each property development project is unique. The process can vary based on the developer, the property’s location, and the specific type of duplex. Therefore, it’s advisable to consult with a real estate professional or a legal advisor to make well-informed decisions. Additionally, conducting your due diligence is crucial to ensure that your investment aligns with your expectations and financial capabilities.


 A strategic approach is essential in the realm of Nigerian real estate, specifically when considering a partnership with developers like Mixtavest Africa’s Mixtaflex for building a duplex. Drawing from my experience in finance and real estate investment, I recommend first gaining a deep understanding of the market and the specific type of duplex that aligns with your needs.

I also recommend choosing a developer with a reputation for quality and offering flexible payment options, like the 10% upfront plan from Mixtaflex, which is key for manageable budgeting. Pre-approval for financing clarifies your budgetary constraints, aiding in a smooth negotiation process.

However, monitoring the construction closely and remaining involved throughout is crucial. Upon completion, whether you choose to inhabit or rent out your duplex, remember that each project has its unique aspects. Always seek expert advice and conduct thorough research to ensure your investment decisions are well-informed and tailored to your circumstances.


Author’s Note: Hi, I’m Joy – a seasoned finance professional based in Lekki, Lagos. I balance a fulfilling career with successful real estate investments in Nigeria. Join me as I share insights on navigating the world of real estate investments in Nigeria. Let’s find your dream home and unlock financial success together!

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