Complete Guide On How To Build A 3 Bedroom House Under 1 Million, Free Plan, BOQ

Photo Credit: Meshak(Facebook)

It all depends with your financial capabilities. There are so many factors that will determine how deep you will dig into your pocket to have your house done.

First is the SIZE of your house, even if it is a three bedroom house, how big is the lounge, kitchen and bedrooms. From research, it can be conclusively deduced that if you intend to do a house professionally, in Nairobi and it’s environ it will cost you about ksh 30,000 per sq metre. About Ksh 20,000 per sq metres in the upcountry.

FINISHING
High quality finishes will push the cost of your house higher. Choose the finish that fits your pocket.

HOUSE FEATURES
How you wish your house to look like will greatly influence the cost. Size, type, and number of doors/windows will matter a lot. Fewer windows, and a house with a low pitch will cost less. Choice of Fixtures like wardrobes, showers and cabinets means you will have to mine dipper in to your pockets.

LOCATION
Location mostly due to cost of labor and proximity to the source of materials.

Here is an example of a three(3) bedroom(bungalow) house plan.

Pocket friendly three bedroom house project will have the following:
1⃣Lounge/living room
2⃣Dining area
3⃣Kitchen
4⃣Three Bedrooms (Master en-suite)
5⃣Common Bathroom and Toilets

The above house should have a plinth area of approximately 80 to 100 sq metres. When professionally done, the house will cost you not less than ksh 1 million.

Here is an estimate of Bills of Quantities(BOQ) calculated by Kenyanvoice from the above Plan.

🔨SUBSTRUCTURE, FOUNDATION AND WALLS

Site preparation for the foundation, you require about ksh 15,000. (Labor)

📌One liter Anti-termite – ksh 6,000
📌Two pcs 1000G DPM- Ksh 4,500
📌Nine (9) inch stones- Ksh 50,000
📌Six(6) inch walling stones – Ksh 75,000
📌120 tonnes Sand – ksh 120,000
📌Four(4) forward trucks Hardcore – Ksh 20,000
📌Three forward trips Ballast – Ksh 30,000
📌Cement 130 bags – Ksh 78,000
📌Y12 Steel Bars 30 pieces @650 = Ksh 20,000
📌r8 steel Bars 20 pieces @250 = Ksh 5,000
📌Binding Wire 50kg @130= Ksh 6,500
📌Hoop Iron 20Kg roll = Ksh 3,000
📌Rings 15 bundles @150 = Ksh 3,000
📌Nails
📌Timber
📣Sub Totals = Ksh 401,000

🔨ROOFING

📌Parallels or Rafters( 4*2 long 6) 70 pieces = Ksh 20,000
📌Tie Beams 60 pieces = Ksh 18,000
📌Under Purlins 50 pieces = Ksh 15,000
📌Wall plates 20 pieces = Ksh 7,000
📌Fiscia boards 25 pieces = Ksh 12,000
📌Struts 50 pieces = Ksh 15,000
📌Box Profile Iron sheets 70 pieces @1,500 = Ksh 100,000
📌Six Valleys (Ksh 5,000) and 12 Ridges(Ksh 10,000)
📌Roofing Nails 10 kg = ksh 2,000
📌Rubber washers 5 packets.
📌Ordinary Nails 6″, 4″ 3″ 2″ 10 Kgs Each.
📣Totals = 200,500

PhotoCourtesy: homestratosphre.com

🔨CEILING

📌Timber 3×2
📌Timber 2×2
📌Nails 2″ 10kg = Ksh 1,000
📌Nails 1″ 10kg = Ksh 1,000
📌Ceiling Board PVC 8 bundles @5,000= Ksh 40,000
📣Sub Totals =50,000

🔨SHUTTERING

📌Two(2) metallic doors 6 x 8 ft = Ksh 30,000
📌Six(6) metallic windows 5 x 5 ft @8,000 = Ksh 48,000
📌Four(4) 1.5 x 1.5 ft toilet widows = Ksh 18,000
📌Ten(10) Door frames and 10 wooden doors = Ksh 60,000
📣Sub Totals = 156,000

🔨INTERNAL FINISHING

🛠Plasterwork and flooring.. Cement and Sand (mentioned earlier)
Tiling:
📌Floor tiles 100 square metres @750 = Ksh 75,000
📌Wall tiles 20 square metres @750 = Ksh 15,000
📌Tile Adhesives 25kg @800 = Ksh 8,000
📌Ten(10) Waterproof Grout 5kg @500 = Ksh 5,000
📌Tile Strips and Edging 15 Pieces @300 = Ksh 4,500
📌Tile Spacers Five(5) packets @150 = Ksh 750
📣Sub TOTALS = 100,000

🛠Electrical Works And Plumbing:
📌Plastic Double Pattress 10 single @130 and 10 double @190 = Ksh 3,200
📌Single Switch 10 @130 =1,300
📌Double Switch 10 @180 = Ksh 1,800
📌Conduits 20mm 20 pieces @200 = Ksh 4,000
📌Conduits 60mm 45 pieces @400 = Ksh 18,000
📌Cables Twin with earth PVC electrical 1.5mm 200metres @80 = Ksh 16,000
📌Cables Twin with earth PVC electrical 2.5mm 80metres @110 = Ksh 8,800
📌Single sockets 10pieces @100 = Ksh 1,000
📌Double sockets 10pieces @150 = Ksh 1,500
📌Two Double sockets 20 A @500 = Ksh 1,000
📌Consumer Box 8 way @ 4,000 = Ksh 4,000
📌Bulb Holder 10 @100 = Ksh 1,000
📌Ceiling Roses 5 @100 = Ksh 5,00
📌Metre Box 1 @500 = Ksh 5,00
📌Earth rod @450 = Ksh 450
[+ other accessories as advised by electrician]
📣Sub Totals = Ksh 62,000

🛠Plumbing
📌Ceramic Wash Hand Basin (WHB) 2 @1,500 = Ksh 3,000
📌Water Closet Toilet/Flush Toilet 2 @7,000 = Ksh 14,000
📌Towel rails 2 @ 5,00 = Ksh 1,000
📌Tissue roll Holder 2 @400 = Ksh 800
📌Mirror 600 x800 x4mm 2 @3,000 = Ksh 6,000
📌Double bowl kitchen sink 1 @5,000
📌Chrome 1/2 water taps 3 @1000 = Ksh 3,000
📌Four way floor trap 6 pieces @450 = Ksh 2,700
📌Floor trap body 6 pieces @280 = Ksh 1,600
📌Gully trap 3 pieces @500 = Ksh 1,500
PPR pipes 3″ 20 pieces @8,000 = Ksh 📌16,000
1″ 10 pieces @400 = Ksh 4,000
📌PPR fittings @3,000
📌PVC pipe 3inch 7 Pieces @500 = Ksh 3,500
📌2inch 5 Pieces @300 = Ksh 1,500
📌PVC fittings such as elbows, bend, tee doors = Ksh 3,000
📌Solvent Cement @300
[Extra Accessories as advised by your plumber]
📣Sub Totals =Ksh  66,000

🔨EXTERNAL AND INTERNAL PAINTING

🛠External Painting
📌Undercoat 2- 20 litres @3,000 = Ksh 6,000
📌Weather guard 3 -4 litres @2,200 = Ksh 6,600
📌Thinner 10litres @1,100 = Ksh 2,200
📌Rollers, brushes, and 1 Roll sand paper. =Ksh 2,000
📌Internal painting
📌Vinyl paint 3 -4 litres @2,000 = Ksh 6,000
📌Super Gross Paint 2- 20litres @7,000 = Ksh 14,000
📣Sub Totals= Ksh 36,000
📣📣 Totals = Ksh 1,050,000

Experts argue labour cost should be between 20% and 30%. Let’s assume its 20%. That amounts to Ksh 210,000. Pushing our cost further to 📣Ksh 1,260,000.

NB: House futures like wardrobes, cabinets and showers not included.
Good Luck!

Download The Plan Here

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Kenyanvoice News will not be responsible for any errors or omissions, or for the analysis concluded from this information. All information in this site is provided “as is”, with no guarantee of completeness, accuracy, timeliness or of the results obtained from the use of this information. Views Expressed Herein, Are Of The Author And Not Necessarily Those Of Kenyanvoice News.

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