What would my house cost to build?
By Denis Jjuuko
Last week, an article I authored more than a year ago resurfaced on the internet and in many WhatsApp groups prompting many people to send emails. The said article was on housing and how somebody can easily build their residential house. The said article was given a headline that was perhaps misleading or sexy hence the said interest.
The emails I have received were largely on how much a 3-bedroom decent middle-class house would cost to build in Uganda. I subscribe to a housing group where every week, somebody inquires how much it would cost them to build this and that. Somebody can come up and say Shs20m and another says Shs200m and many figures in between. I try as much as possible to answer all the emails that I receive but I know this is a question that won’t go away.
So here are some of the answers I give people who ask me how much a house would cost to build.
If you are to build a house, the most important part is to acquire land. This determines a lot in what it will cost to build. The labour costs and some materials such as bricks, sand, and coarse aggregate (made by hand ones are cheaper) among others are cheaper in towns far from Kampala. In Kampala, the costs are much more. A clay burnt brick costs on average Shs350 in Kampala metropolitan area but about half the price in towns upcountry. In places like Masaka, they make roof trusses, rafters and even purlins using encryptus trees straight from the forest. They just remove the bark and they are good to go. So, a house in a place like that would always be cheaper than in Kampala where we largely use lumbers.
The other big issue when it comes to land is the topography or landscape. Is it swampy, flat or hilly? This determines the cost of the foundation. A swampy area for example will require a lot of hard-core stones than an area in a flat area. A hilly area may need grading or cost more to deliver materials there. A flat area may also need a lot of backfilling. Most people may not mention it but murrum costs a lot of money and then it has to be compacted.
Once land has been zeroed in on where to build, then there is need to engage the services of an architect who should then work with at least civil and structural engineers to come up with a design of your needs. What is the size of living spaces and what amenities have been planned? How many bathrooms will the house have? What about a walk-in closet? Many houses in Uganda today are being built with large doors and windows with lots of aesthetics which obviously increase the overall cost of the building.
There is an increased interest in high ceilings so that the house is not only cooler but enable the installation of decorative materials (gypsum ceilings) and lighting such as chandeliers. That would require a bit more money than the standard three meter high house.
When it comes to structures, a storied building is much more expensive but also the cost of materials of even the same size is not the same. For example, the cost of a 16-millimeter iron bar entirely depends on a company that made it. Some companies sell such a bar around Shs20,000 more than their competitors. The price of a 50kg bag of cement is also not the same. Manufacturers determine the prices differently.
When it comes to roofing, it is not the same as well. Even if you are to use iron sheets, the cost varies depending on the gauge and patterns. So you could buy iron sheets that look exactly the same but gauge 28 is more expensive than gauge 32. Some iron sheets require rubber washers when being nailed to minimize leaking and that will cost a bit more money.
Then finishing. What materials are you using? Ceramic floor tiles or porcelain or marble ones? The costs are different. Windows and doors? Steel costs less than aluminum profiles. Euro or Greek standard aluminum profiles are more expensive than Dubai or China standard. Even tinted glass costs more than the one known as Clear. The thickness just like in steel matters here too.
So the best way to have an idea of what your house will cost is by engaging an architect first for the design (ensure he visits the land where you want to build) and then engage quantity surveyors.
The writer is a communication and visibility consultant. djjuuko@gmail.com
#OutToLunch: Corporate farmers, side hustlers must pay “school fees” to succeed
By Denis Jjuuko Over the weekend, a video surfaced online of a Kenyan who grew watermelons, looked for buyers, loaded them to the city, failed to sell them, stored them and they fermented overnight. The video went viral largely because many Ugandans especially those who hold day jobs in corporate bodies could relate. Known as ‘corporate farmers’ and under pressure to have a side hustle, many start businesses such as farming. These ventures — small gardens or even large farms, salons, clothing shops (known as boutiques), bufundas (small bars), grocery shops (labeled supermarkets), and restaurants among others are everywhere. One in Uganda must be seen to be doing a side hustle business or they are considered failures. There is a historical perspective to it. In the 1990s, many civil servants were retrenched and had no jobs. Kids saw how their parents or guardians without any other income suffered and swore not to suffer the same fate. In order to avoid those missteps, many decide to be different. Those who survived retrenchment saw their mothers open grocery shops at universities or doctors’ villages to supplement the family income. Today, many people are driven to start farming. Favourable weather patterns, abundant arable land, a growing population, affordable labour etc. On paper and indeed like for most businesses, it is all rosy. It doesn’t, however, take long before stories start springing up on social media platforms. Grown something and got nothing out, the platform is available to broadcast. But for many, the desire for a side hustle is hard to contain. In order to be different from their parents and grandparents, today’s side hustlers tend to think differently. Like the Kenyan watermelon man, if you harvest a sizeable number of them, hire a truck and take them to the market yourself, you would cut out the middlemen and make significant returns than if you sold them at the farm. Without much research or due diligence, the corporate farmer arrives at the market and everyone laughs at them. Nobody is willing to buy. There is a story of man in a suburb just outside Kampala known as Muvunza. The story goes that he one day arrived in Kampala with a truckful of matooke from his garden. He moved around several markets in Kampala and they were giving him peanuts per a bunch. He decided to offload the matooke at his home and watch them rot. The locals nicknamed him Muvunza (the one who lets stuff rot). Many corporate farmers or side hustlers are Muvunzas. If they are not letting matooke rot in their compound, they throwing money after money in ventures that are not sustainable or profitable. High rents, taxes, a small customer base and many other hinderances don’t enable them to make profit. Sometimes they don’t know because the salaries at their formal jobs cushion them from these losses. It is when they start running these businesses fulltime that they realize that the ventures were sinkholes. The main challenge for most hustlers is lack of experience or giving up before they have paid what Ugandans call “school fees.” For every venture, it will take time for the entrepreneur to crack it. To establish a network of clients or to be known for doing something requires time. If watermelons are your thing, the traders in Nakasero, Nakawa or Kalerwe markets won’t know you if you deliver once and even on the wrong day. They already have their suppliers. So, you will need to court them over time. They aren’t going to abandon guys they have been dealing with for the last 10 years just because you have shown up with a truck of watermelons or tomatoes. Maybe you even arrived when they stocked up a day before. You convince them one by one over a period of time. If you are to do farming and you do it for one season, there is no way you are going to succeed. Those who succeed do it for over time. Some seasons they make profits. Other seasons they make losses. Once they gain experience, they can then stabilize and be able to predict their incomes. By this time, the “school fees” paid have started to provide a return on investment. Networks have been established That is how traders in the Kampala markets start to call and place orders before even the seller arrives. That is how credit lines are established. That basically means that there is no excuse for experience. The writer is a communication and visibility consultant. djjuuko@gmail.com
