Published on 23 October 2026

Construction cost per square metre in Kinshasa in 2026: a developer's figures

Construction cost per square metre in Kinshasa in 2026: a developer's figures

The construction cost per square metre in Kinshasa depends on three things: what you build, the level of finish you aim for and the way the site is managed. A small, simple house and a residential building of several floors are not priced the same way. Safricode has been building in Kinshasa since 2014, and its website lists 130 projects built and delivered and 30 projects under construction. Here is how we read costs, item by item, using the latest public benchmarks, cross checked between several sources.

One honest point before we start: the figures change quickly. The price of cement, steel, transport and the dollar moves from one quarter to the next. The ranges on this page are therefore orders of magnitude to help you prepare a budget. They are not a quote.

What the construction cost includes

When people talk about cost per square metre, many think only of the walls and the roof. In reality, the construction cost brings together several blocks of spending.

The structural work

This is the frame of the building: foundations, columns, beams, slabs, load bearing walls, stairs and roof. Reinforced concrete, steel bars, cement, sand, gravel and formwork make up most of this item. On an apartment building, the depth of the foundations and the number of floors weigh heavily.

Fitting out and finishes

These are the elements that make a home liveable: plaster, tiles, paint, joinery (doors, windows, built in cupboards), false ceilings, bathrooms and the kitchen. This is the item where the gap between a simple home and a high end home is the widest.

Utilities and technical equipment

Electricity, plumbing, drainage, air conditioning, a generator, a water reserve, lifts, pumps and fire safety. In Kinshasa, backup power and water are major items: the city receives only 550 to 630 MW while demand is much higher, according to SNEL, and a borehole costs 5,000 to 14,000 $ according to terriaimmo. For example, Zarina Résidence, a Safricode project in la Gombe, plans 24/7 backup power for the whole complex and a water reserve.

What is often left out

The land, the studies (architect, structural engineer, soil survey), permits, utility connections, supervision fees, contingencies and the financing of the works. Since 2022, building permits are issued by the single permit office, the Guichet unique de délivrance du permis de construire (GUPEC). The decision comes within 20 working days once the building tax (taxe de bâtisse) is paid, and extra technical studies are required for more than 150 m² or for four floors and above. A quote that does not mention these items is not necessarily wrong, but it does not give you the full cost.

Construction cost per square metre in Kinshasa: the 2026 ranges

The table below cross checks the benchmarks published in 2026 by three sources: terriaimmo (June 2026), the parcellesafekin observatory (2026) and the nokah.ai guide (2026). These figures mainly cover houses, construction only.

Type of project	Level of finish	Indicative cost per built m²
Detached house	Economy	350 to 420 $ according to terriaimmo, about 360 $ according to nokah.ai
Detached house	Standard	420 to 500 $ according to terriaimmo, about 485 $ according to parcellesafekin, about 550 $ according to nokah.ai
Detached house	Comfort and high end	500 to 600 $ according to terriaimmo, about 700 $ according to parcellesafekin, about 790 $ according to nokah.ai
Small building (ground plus 2 floors, about 300 m²)	Standard	400 to 600 $, or 120,000 to 180,000 $ in total according to terriaimmo
Commercial grade building (national benchmark)	High	About 1,800 $ according to Rider Levett Bucknall (2022)

On houses already delivered, parcellesafekin observes a real cost of 551 to 735 $ per m², with an average of about 638 $. This is often more than the "standard" range quoted at the start, which shows the effect of the unexpected.

These ranges cover construction only. They exclude the land and the purchase costs. They assume a plot with no particular difficulty and a building site run within normal timeframes.

For apartment buildings and towers, no public source gives a reliable range. They need more structure, more shared equipment (lifts, generators, pumps, fire safety) and more studies. The Rider Levett Bucknall benchmark, about 1,800 $ per m² for commercial grade construction in the DRC, places the country among the three most expensive in Africa. For an apartment building project, ask our technical team for a costed study.

The breakdown, item by item

To understand a range, you need to see what it is made of. The table below shows the main items of a building site and what pushes them up.

Item	What it includes	What pushes it up
Studies and permits	Architect, structural engineer, soil survey, GUPEC permit, building tax	Projects over 150 m² or of four floors and above
Foundations	Earthworks, footings, raft, piles	Weak soil, slopes, tall buildings
Structure (reinforced concrete)	Cement, steel, formwork, labour	Rising cement and steel prices, number of floors
Masonry and roofing	Walls, partitions, waterproofing	Choice of blocks, flat roof terrace
Electricity and plumbing	Networks, panels, bathroom fittings	Shared installations, air conditioning
Finishes	Floors, paint, joinery, kitchen	Imported products, high end ranges
Technical equipment	Generator, lifts, pumps, water reserve, borehole	Number of floors, level of power autonomy
Outdoor works	Driveways, fencing, green spaces, parking	Plot size, parking on several levels
Contingencies	A reserve for price rises and surprises on site	Long works, unstable exchange rate

Material (Kinshasa, 2026)

Material	Price recorded	Source
Grey cement, 50 kg bag	26,000 FC (about 11 $), stable in July	ACP
12 mm steel bar	38,000 FC (about 16.50 $), up from 35,000 FC	ACP, July 2026
10 mm steel bar	26,000 FC, up from 24,000 FC	ACP, July 2026
Sand, 30 tonne truck	900,000 FC (about 391 $), up 5%	ACP, July 2026
Gravel, 30 tonne truck	600 $, up from 550 $	ACP, July 2026
Solid brick / hollow brick	4,000 FC / 2,500 FC	ACP, March 2026
Diesel at the pump, per litre	2,635 FC (about 1.16 $) since 16 April 2026	ACP

Materials

Cement, steel bars, aggregates, tiles and bathroom fittings are partly imported. Their price depends on the dollar exchange rate, freight and delays at the port. In October 2025, AllAfrica reported a fall in the price of some building materials in Matadi. But in Kinshasa, prices went up in 2026: a bag of cement rose from 21,000 FC to 24,000 FC in January, then to 26,000 FC in February, according to Deskeco and ACP.

Conversions use the Central Bank of Congo's indicative rate, about 2,266 FC to 1 $ on 9 October 2026. To give a sense of scale, nokah.ai estimates that a 300 m² house needs about 549 bags of cement, 4,555 kg of steel and 3,916 blocks.

Labour

The legal minimum wage (SMIG) has been 5 $ a day since January 2025. No reliable public source gives the day rate of a mason or skilled worker in Kinshasa. Kinshasa has many workers, but very specialised profiles (formwork carpenters for tall buildings, electricians for shared installations, lift technicians) are harder to find. According to economist Oasis Kodila Tedika, this skills gap and the use of foreign labour push costs up.

Site supervision

A well supervised site costs a little more at the start, but it avoids rework, waste and poor workmanship. For an apartment building, testing the concrete and following the structural drawings are essential.

What makes the price vary

Two projects of the same size can have very different costs. Here are the factors that matter most.

1. The soil and the plot: A sloping plot, sandy soil or an area exposed to erosion needs heavier foundations. A soil survey done early avoids unpleasant surprises.
2. The height of the building: The higher a building goes, the stronger the structure must be, and the more lifts, pumps and fire safety become necessary.
3. The level of finish: Imported or local tiles, aluminium or wooden joinery, a fitted kitchen or not: these choices can change the cost per square metre a great deal.
4. Shared facilities: A pool, a gym, a play area, parking, a rooftop terrace: they improve residents' lives, but they have a cost.
5. Access to the site: A narrow or congested street makes delivering materials harder and adds delays.
6. How long the works last: A site that stops for lack of funding costs more: materials deteriorate, teams must be brought back, and prices rise during the pause.
7. Exchange rates and inflation: Some purchases are made in dollars, some in Congolese francs. Changes in both affect the final budget.

Build or buy new

This is the question many families and investors ask. There is no single right answer, but a few benchmarks help you decide.

Building your own home has advantages: you choose the layout, the materials and the pace. But you need to find a plot with a clean title, obtain the permits, follow the works closely and handle the unexpected. For someone who lives abroad or works full time, this is often difficult.

Buying new from a developer lets you know the price in advance and gives you access to shared facilities that a private individual could not pay for alone. According to Mbote (January 2026), the median price of an apartment in Kinshasa is around 90,000 $ and the city's median price per square metre is around 1,300 $, with more than 5,500 $ per m² in la Gombe and parts of Ngaliema. Mbote also says new homes sell for 15% to 30% more than resale homes in the same areas. These figures are indicative, because Mbote does not name its sources.

To compare properly, add the price of the land, the studies, the permits, the time spent and the risk of overruns to the construction cost. Then compare that total with the price of a new apartment plus the purchase costs: 10% to 13% according to Mbote, including an official transfer duty of 3% of the assessed value according to the Ministry of Land Affairs.

Criterion	Build	Buy new from a developer
Final price known in advance	Rarely	Yes, set in the contract
Choice of layout	Full	Limited to the unit types offered
Site management	By you	By the developer
Shared facilities	Rarely	Often (depending on the project)
Timeframe	Variable	Delivery date written into the contract, with late delivery penalties to negotiate

Our 2026 price guide to apartments for sale in Kinshasa gives new build prices by district.

How to read a quote

A good construction quote is clear, detailed and easy to compare. Here is what to check.

• The breakdown by trade: The quote should separate structural work, fitting out, electricity, plumbing and finishes. A single total with no detail makes comparison impossible.
• Quantities and units: Cubic metres of concrete, tonnes of steel, square metres of tiles: these figures show the company has really studied the project.
• Brands and ranges: "Tiles" means nothing on its own. Ask for the reference, the origin and the range.
• What is excluded: Land, utility connections, permits, studies, kitchen furniture: anything not included should be written down.
• The schedule: A serious quote is tied to a timetable and to a payment plan by stage.
• How long the price is valid: With material prices moving, a quote has a validity period. Also check whether it allows for price revisions.
• Guarantees: Ask what is guaranteed after handover, and for how long, and get the answer in writing.

The DRC has no special law protecting off plan buyers, like the VEFA rules in France: the contract is your main protection. Have the document reviewed by a lawyer or a notary before you sign.

If you are comparing several companies, our guide on how to choose a property developer in Kinshasa helps you ask the right questions. You can also find details of our construction and development services.

Frequently asked questions

How much does it cost to build a house in Kinshasa?

It depends on the size, the plot and the level of finish. For a standard house, allow about 420 to 500 $ per built m² according to terriaimmo, and about 485 $ according to parcellesafekin, excluding land and studies. terriaimmo puts a standard 100 m² house at 35,000 to 60,000 $. For a reliable figure, you need a plan and a soil survey.

Are building materials cheaper in 2026?

Not in Kinshasa. In October 2025, AllAfrica reported a fall in some prices in Matadi, but in 2026 a bag of cement rose from 21,000 FC to 26,000 FC between January and February, and steel and sand went up again in July, according to ACP. The best approach is to ask for up to date prices when you are ready to start the works.

Build or buy: which should I choose?

Building gives you more freedom, but it takes time, a secure plot and regular supervision. Buying new from a developer gives you a price known in advance and shared facilities. Do the full calculation, including land and fees, before you decide.

Let's talk about your project

Whether you are thinking of building a house or a small apartment building, or investing in a new apartment, a serious estimate starts with a conversation about your needs, your plot and your budget. Our technical team can help you see clearly.

Sources

• terriaimmo, cost of building a villa in Kinshasa in 2026 (11 June 2026): Link
• terriaimmo, borehole prices in Kinshasa (2026): Link
• parcellesafekin, construction cost observatory (2026): Link
• nokah.ai, cost of building a 300 m² house in Kinshasa (2026): Link
• mediacongo, analysis by Oasis Kodila Tedika on construction costs (Rider Levett Bucknall 2022 benchmark), 12 June 2023: Link
• ACP, sand, gravel and steel prices in Kinshasa, 9 July 2026: Link
• ACP, cement and brick prices in Kinshasa, 2 March 2026: Link
• Deskeco, rise in cement prices in Kinshasa, 13 January 2026: Link
• ACP, new fuel price structures, 16 April 2026: Link
• ACP, indicative exchange rate, 9 October 2026: Link
• ACP, Kinshasa electricity supply (550 to 630 MW), 3 April 2025: Link
• Financial Afrik, minimum wage raised to 5 $ a day, 3 January 2025: Link
• AllAfrica, fall in building material prices in Matadi (October 2025): Link
• Ministerial order no. 058 of 13 June 2022 on building permits (GUPEC): Link
• Ministry of Land Affairs, transfer fee scale: Link
• Mbote, "Combien coûte un appartement à Kinshasa en 2026" (January 2026): Link
• Safricode, About page: Link
• Safricode, Zarina Résidence: Link