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: African Union could help national airlines struggling to fly
OutToLunch: African Union could help national airlines struggling to fly By Denis Jjuuko Sometime back, the Uganda Civil Aviation Authority decided to mark an anniversary by organizing a flying activity. What one needed to do was to arrive at Entebbe airport with Shs50,000. They would then put them on a flight and fly them around Uganda. The queue stretched many miles. The guys at CBS FM also did something similar during one of their Nkuuka y’Omwaka (end of year) events. Pay some little money and they fly you around Kampala. Thousands of people lined up for this once in a lifetime opportunity. If you watch TikTok regularly, you will see many people posting their trips claiming that they “catch flights, not feelings” and all sorts of things. If there is anything many people in Africa love, it is flying even if it is flying to nowhere. Many people on the continent consider flying an element of success. I think it is linked to widespread poverty. In many countries, domestic flights are rare as there is hardly any infrastructure. Where it exists, air tickets are expensive, thereby eliminating many people from boarding flights from one town to another. Those who manage to fly are considered the lucky ones. That probably explains why many family members escort their relatives to the airport in droves. Minibuses full of people descend at airports, drumming and dancing as the traveler busks in glory. They have finally made it. Upon return, some even hold parties. Parents pray for their children to also get an opportunity to fly. If you eavesdrop at Entebbe before departure, you may hear of somebody calling a relative or friend to engage them in prayer so that they also find some luck one day to fly and I am not making this up. It is that serious. Flying to many isn’t just a means of travel. It is status. It is arrival on the big stage. It is success. That same mindset many times explains the desire by countries to set up airlines. Every country on the continent wants to set up a flag carrier. The reasons given are many. National pride is usually among the top five. Airport or aviation authorities also with the same mindset slap huge taxes on each ticket. Airport ground handling is one of the most lucrative businesses in Africa even when the number of passengers going through these airports is minimal. Passengers who have longed to fly expect five-star experiences even when they don’t want to pay for them — champagne to flow endlessly, great food, free internet, movies and the like. To keep these few passengers happy, airlines end up charging a premium, thereby eliminating many people who would have been able to fly. It then becomes difficult to make money from a very small base of regular passengers. Yet, we many times complain about the exorbitant air ticket rates forgetting that everything we consume on board comes at a price. The equipment is expensive to buy, operate and maintain. Also, the majority of Africans have no reason to travel much. Their incomes are meagre and majority are subsistence farmers without any real need to fly anywhere. Without improved incomes, African airlines will continue to struggle. Also, because poor countries love owning national flag carriers without putting in enough resources, the airlines will continue to struggle to compete with middle eastern carriers. How on earth is a national airline with global or even continental ambitions but operating just 4-6 planes going to compete with Emirates, Qatar or even Air Arabia? It is always going to be frustrations for passengers who in the era of social media who are going to create one communication crisis after another. Brand reputation tanks. The few passengers end up preferring to pay a premium to fly the reliable carriers from Middle East, Europe or even Ethiopia. The national airline ends up in the cemetery. Flying within Africa could provide a lifeline for African national carriers but many countries demand visas from each African while allowing Europeans and North Americans to fly in without them. If people need expensive visas that are also difficult to access, it then becomes very difficult to create a critical mass of travelers within the continent. Look at Europe for example, it is almost borderless. People just wake up and travel without worrying about access. Although it is a very rich continent, being borderless is one of the reasons many people fly in Europe and air tickets are very cheap. The African Union need not be an organization that issues communiques only rather one that facilitates movement and trade across the continent by removing barriers that keep us under developed. The writer is a communication and visibility consultant. djjuuko@gmail.com
