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: Xenophobic attacks call for investments in home countries
By Denis Jjuuko In the early 1990s, the world started to witness the dismantling of one of the most antediluvian official racist regimes ever assembled. Nelson Mandela, leader of the African National Congress would be released from prison in 1990 after 27 years of inhumane confinement on Robben Island. A new South Africa was on the horizon. Mandela would win the country’s first multiracial presidential elections in 1994 after his ANC won a large majority of parliamentary seats. Mandela and his ANC’s victory marked the end of official apartheid in South Africa. Mandela mentioned from the beginning that he wasn’t replacing official white racism with official black racism. He called the new South Africa, a rainbow nation. A country that embraced you regardless of the color of your skin. Unlike the majority of the so-called revolutionaries, Mandela ruled for one term. He ended up as one of the world’s most revered statesmen and even became a celebrity! At home, after the euphoria of the 1994 elections, many black South Africans realized that the end of apartheid didn’t mean that they would move from their shebeens in the townships to white homes in leafy suburbs and take over white businesses and send the whites to wherever. South Africa wasn’t Idi Amin’s Uganda. They realized that the rainbow mantra meant co-existence. They rejected it but they were still a bit hopeful. The ANC understood the sentiments of many black people and created policies like black economic empowerment (BEE), which provided opportunities for blacks and other people of color. If a white owned a business, they needed some black people in top management and on the board. Some black people also needed to own shares. Government tenders were reserved for business that embraced BEE. But such opportunities were of course reserved for elite blacks — educated in Europe, America or even in the exclusive South African universities. The majority of the beneficiaries of BEE were ANC stalwarts and that is how they became billionaires and today’s captains of industries. Others became tenderprenuers (influencing government tenders). Apartheid had denied the majority of blacks quality education and other opportunities. They didn’t have skills. The apartheid regime preferred to import professionals from elsewhere to work in black communities or do jobs the whites didn’t want to do. That is how Ugandan teachers and medical doctors ended up in South Africa in the 1980s. They settled there quickly and established themselves as hard working, set up private practices and generally built better lives than many of those they left at home. South Africa had (still does) world class universities and when they opened up the country in 1994, many people started attending school there. I would also end up at an elite South African university 10 years after Mandela had been elected for my graduate education. South Africa was and remains the continent’s most sophisticated and largest economy. As economies of many African nations crumbled, South Africa’s soared. Many Africans unable to be externalized to America or Europe for kyeyo saw it as the next perfect frontier and arrived in droves. Many had seen the doctors and teachers who had migrated earlier living better lives. Those who visited Johannesburg, Cape Town, Durban or Pretoria saw a modern country where they wished to work and live. South African TV soap operas Egoli, Generations and Isidingo created a desire that many people wanted to experience themselves. Those who had made it to South Africa arrived back in Kampala every December with fancy cars and threw white-dress themed parties. Another Bantu migration of sorts had to happen but this time to kuyiriba (hustle) including becoming Sangomas (fake traditional healers). In South Africa, ANC riddled with corruption forgot to create jobs for the majority of blacks who were largely uneducated and unskilled. Populist politicians like Julius Malema saw an opportunity and fanned the flames that lead to today’s xenophobic attacks against blacks from outside South Africa. Hundreds have been evacuated back home in Uganda. They are now chilling in Kyankwanzi, ostensibly undergoing orientation. I am not sure what that means. But the xenophobic attacks should be a wake up call for migrants as well as governments of their home countries. People largely migrated to South Africa to find better opportunities for themselves. If we created jobs here, the majority wouldn’t have left. There must be a deliberate way to encourage migrants to invest back home. NSSF should be pushing them for voluntary savings. Capital Markets Authority should be doing drives for collective investments. National Housing should be building houses they can buy. Uganda Investment Authority should be making presentations on where to invest. It used to happen until when politicians hijacked platforms like the Uganda North American Association Convention. Buganda Kingdom is trying with its Buganda Bumu Convention but it is a drop in the ocean. If we refocused, people wouldn’t be evacuated or even deported and returned home with nothing. And lastly an enabling environment that enables businesses to thrive. The writer is a communication and visibility consultant. djjuuko@gmail.com
