A lot of people ask for a cost estimate but never see what's actually behind the number. Here's the real breakdown for our modest-spec, all-rooms-ensuite 5 bedroom duplex in Enugu (15m x 20m plot, 215m² total floor area): 🧱 Substructure (foundation to DPC): ₦5.16M — excavation, foundation concrete, German floor slab, damp-proof membrane 🧱 Superstructure (walling to lintel): ₦11.74M — blockwork, columns, ring beams, suspended floor slab, staircase 🏠 Roofing & ceiling: ₦2.74M — timber roof frame, aluminium sheets, PVC ceiling 🎨 Finishes & services: ₦7.53M — plastering, painting, ceramic tiles, doors, windows, electrical, and all 5 ensuite + guest toilet fittings Subtotal: ₦27.18M Plus 10% contingency, contractor's profit margin, site overhead and logistics: brings it to Grand Total: ₦37,671,159 This is what a real Bill of Quantities looks like — priced item by item, not a flat "per square metre" guess. Note: this excludes fencing, borehole, water tank, paving, professional fees and VAT — those get added separately if your build needs them.
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