Cost of Building a 4-Storey Building in Nigeria 2025: Permits & Tips
When planning to construct a 4-storey building in Nigeria in 2025, understanding the various factors that influence costs is crucial. The price of building materials, labor, permits, and location all contribute to the overall expense of the project. This guide breaks down the cost factors, gives you a general estimate, and offers tips on how to budget effectively for your project.
Estimated Cost of Building a 4-Storey Building in Nigeria (2025)
The cost of building a 4-storey building in Nigeria will largely depend on the factors mentioned above, as well as the size and purpose of the building (residential, commercial, or mixed-use). As of 2025, estimates for a basic 4-storey building range from ₦80 million to ₦200 million or more.
- Low-Cost Building: ₦80 million – ₦120 million
- Mid-Range Building: ₦120 million – ₦160 million
- High-End Building: ₦160 million – ₦200 million+
These figures cover construction costs such as materials, labor, and design fees but may exclude land acquisition and other hidden costs such as site preparation, utility installations, and legal fees.
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Stages of Construction and Cost Estimate for a 4-Storey Building
1. Site Preparation and Foundation
The first step in any construction project is site preparation. This involves clearing the land, excavating, and setting up the foundation. For a 4-storey building, this stage is crucial for the structural integrity of the entire building.
- Activities: Clearing the site, excavation, laying the foundation, compacting soil, and pouring concrete.
- Estimated Cost: ₦10 million – ₦25 million
- Factors Affecting Cost: Soil type, site location, and foundation design (whether slab-on-grade or deep foundation like piles).
2. Superstructure Construction
The superstructure involves building the main framework of the building, including columns, beams, slabs, and floors. This is one of the most significant portions of the overall cost.
- Activities: Erecting columns, pouring concrete for floors and beams, and constructing staircases.
- Estimated Cost: ₦30 million – ₦80 million
- Factors Affecting Cost: Material choices (reinforced concrete vs. steel), floor plan complexity, and the number of floors.
3. Roofing
The roofing stage includes the construction of the roof structure and installation of roofing materials. The roof protects the building and must be designed to withstand environmental conditions.
- Activities: Framing the roof, installing roofing sheets or tiles, and sealing to prevent leaks.
- Estimated Cost: ₦10 million – ₦30 million
- Factors Affecting Cost: Roof type (flat or pitched), roofing material (metal, tiles, or concrete), and weatherproofing.
4. Masonry and Wall Construction
This phase involves constructing walls, both internal and external, using blocks, bricks, or concrete panels. The walls give the building its shape and structure.
- Activities: Laying blocks or bricks, plastering, and finishing the walls.
- Estimated Cost: ₦15 million – ₦40 million
- Factors Affecting Cost: Type of wall material, design complexity (e.g., decorative walls), and labor costs.
5. Finishes and Interior Work
The finishing phase adds the aesthetic appeal and functionality to the building. It includes everything from flooring to painting and the installation of fixtures.
- Activities: Installing doors and windows, tiling floors, painting walls, installing electrical and plumbing systems, and fitting kitchen and bathroom fixtures.
- Estimated Cost: ₦20 million – ₦50 million
- Factors Affecting Cost: Materials chosen (e.g., tiles, paint, flooring type), and the quality of fixtures and fittings.
6. External Works and Landscaping
This final stage focuses on completing the external appearance of the building and the surrounding environment, which may include landscaping, driveways, and fencing.
- Activities: Paving driveways, installing gates, and landscaping.
- Estimated Cost: ₦5 million – ₦15 million
- Factors Affecting Cost: The complexity of landscaping, types of external finishes, and the level of site beautification.
Factors That Affect the Cost of Building a 4-Storey Building in Nigeria
- Location: The location of your construction project plays a significant role in the overall cost. In urban centers like Lagos, Abuja, or Port-Harcourt, construction prices tend to be higher due to the demand for building materials, skilled labor, and logistics challenges. If you’re constructing in a more rural or less developed area, costs may be lower.
- Land Acquisition: The cost of acquiring land can vary widely depending on the location. For example, land prices in prime locations of Lagos or Abuja can be quite high, whereas land in less urbanized regions might be more affordable. Conducting proper research and understanding the current real estate market trends is crucial.
- Building Materials: The cost of materials fluctuates throughout the year due to supply and demand. Major building materials like cement, steel, and sand are heavily influenced by global supply chains. Local manufacturers and suppliers are the primary sources of building materials, but shipping costs and inflation can cause price increases. It is essential to monitor prices regularly and plan for contingencies in your budget.
- Labor Costs: Skilled laborers, such as engineers, architects, masons, and construction workers, are required for a 4-storey building. Labor costs vary depending on the region and the demand for qualified professionals. It’s essential to hire reputable contractors to ensure quality work and minimize the risk of errors or delays.
- Architectural and Engineering Design: A well-structured design is crucial to the success of any building project. The complexity of the architectural and engineering design directly influences costs. For a 4-storey building, the design should accommodate your specific requirements, such as structural integrity, safety standards, and environmental factors.
- Government Regulations and Permits: Securing permits and adhering to government regulations can add to the cost. In 2025, obtaining the necessary approvals from local government authorities is critical for the legitimacy of your project. Compliance with building codes, zoning laws, and environmental regulations may require professional assistance, which can impact the budget.
- Project Management and Contingency: Efficient project management ensures that the construction process stays on track and within budget. Consider including contingency funds in your budget for unforeseen costs. A general rule of thumb is to set aside 10-15% of your total budget for unexpected expenses.
Required Permits for Building Construction in Nigeria
Obtaining the necessary permits and approvals before starting any construction project in Nigeria is a crucial step in ensuring that your building complies with the law, safety standards, and environmental regulations. Below are the essential permits you’ll need when constructing a 4-storey building in Nigeria.
1. Development Permit
The Development Permit is issued by the local government or urban planning authority, allowing you to develop land or construct a building. This permit confirms that your proposed construction aligns with the zoning laws, land-use plans, and the local building code.
- Where to Obtain: Local government council or urban development authority.
- Cost: Varies depending on location and the size of the building.
- Required Documents: Property documents (title deed), architectural and engineering drawings, proof of payment for fees, and land survey.
2. Building Permit
A Building Permit is required to ensure that your building complies with the national and local construction codes. It typically includes a review of your architectural plans, structural designs, and compliance with safety regulations.
- Where to Obtain: Local government building control agency or state ministry of physical planning.
- Cost: Varies based on building type and project size.
- Required Documents: Detailed architectural plans, structural engineering reports, proof of land ownership, and environmental impact assessments (EIA).
3. Environmental Impact Assessment (EIA)
If your construction project is large or located in a sensitive area, an Environmental Impact Assessment (EIA) may be required. The EIA assesses the potential effects of your project on the environment, including air, water, and soil quality, as well as noise and traffic levels.
- Where to Obtain: Federal Ministry of Environment or state environmental agencies.
- Cost: Varies by project size and environmental complexity.
- Required Documents: A report detailing the environmental effects of the project, proposed mitigation measures, and approval from environmental consultants.
4. Planning Approval
Before proceeding with any construction work, Planning Approval is required from the town planning authority to confirm that the construction aligns with the master plan for the area. This ensures that the building conforms to the design standards, land-use regulations, and zoning laws.
- Where to Obtain: Local town planning authority or urban development agency.
- Cost: Dependent on the size and type of development.
- Required Documents: Site plan, architectural drawings, and proof of land ownership.
5. C of O (Certificate of Occupancy)
The Certificate of Occupancy (C of O) is a document that formally recognizes the right of an individual or entity to use a particular piece of land. Though it may not be required for construction, it’s necessary when dealing with land ownership or applying for loans related to the property.
- Where to Obtain: State Ministry of Lands and Urban Development.
- Cost: Varies by state and land size.
- Required Documents: Proof of land ownership, application forms, and payment of land fees.
6. Fire Safety Permit
For buildings that exceed a certain height, like a 4-storey structure, a Fire Safety Permit is necessary to ensure compliance with safety standards. This permit certifies that the building has the proper fire prevention systems such as fire exits, alarms, and extinguishers.
- Where to Obtain: Federal Fire Service or State Fire Service.
- Cost: Varies based on building size.
- Required Documents: Fire safety plan, approved building design, and equipment installation plan.
7. Public Health Approval
Public Health Approval ensures that your building meets sanitation and health standards, particularly for projects involving residential units or commercial establishments with public access. It may include proper waste management systems, clean water supply, and adequate ventilation.
- Where to Obtain: State Ministry of Health or local health authorities.
- Cost: Typically low, but varies based on building size.
- Required Documents: Environmental health plan, plumbing, and waste management systems design.
Tips for Staying Within Budget in 2025
- Plan Thoroughly: The more detailed your plan, the fewer surprises you’ll encounter. Work with experienced architects and engineers to create a realistic project schedule and budget.
- Monitor Prices Regularly: Prices for construction materials can change frequently. Keep track of market trends and be prepared to make adjustments to your budget as needed.
- Hire Reputable Contractors: Avoid hiring cheap labor. While it may seem like a cost-saving move, poor workmanship can lead to costly repairs in the future. Ensure you hire experienced and trustworthy contractors.
- Negotiate Bulk Prices: Purchasing materials in bulk can lead to significant savings. Negotiate with suppliers to secure discounts for large orders.
- Consider Phased Construction: If the budget is tight, consider completing the building in phases rather than all at once. This allows you to spread costs over time.
Why Choose The Building Practice Ltd?
At The Building Practice Ltd, we specialize in residential and commercial construction projects, including multi-storey buildings. Our team of professionals is experienced in managing complex projects from start to finish, ensuring that your project is completed on time and within budget. We understand the challenges of building in Nigeria and are committed to delivering quality results that meet your unique needs.
Contact us today to discuss your 4-storey building project and receive a tailored quote;
- Phone: +234 904 9721 840
- Email: info@buildingpractice.biz
- Address: Plot 6, Remi Olowude Street, Lekki Phase 1, Lagos
- Website: buildingpractice.biz
FAQ (Frequently Asked Questions) About Building a 4-Storey in Nigeria
How much does it cost to build a 4-storey building in Nigeria in 2025?
The cost can range from ₦80 million to ₦200 million depending on the location, materials, and design of the building. Customization and other factors like land acquisition and permits can increase the price.
What are the biggest cost drivers when building a 4-storey building?
The most significant cost drivers include land acquisition, building materials, labor costs, architectural and engineering design, and government permits.
Can I save money on construction costs in Nigeria?
Yes, you can save money by planning thoroughly, monitoring material prices, negotiating bulk discounts, and working with experienced contractors. However, it’s important to avoid cutting corners on quality to prevent higher long-term costs.
How long does it take to complete a 4-storey building in Nigeria?
The completion time varies depending on the project’s complexity and the availability of resources. On average, it can take between 12 to 18 months to build a 4-storey structure.
Do I need a permit to build a 4-storey building?
Yes, securing the necessary building permits from local authorities is a must to comply with regulations and avoid potential legal issues.