🇹🇱 Timor-Leste · Construction cost guide · Updated 2026
How much does it cost to build a duplex in Timor-Leste?
Building a duplex in Timor-Leste typically costs $244,400 to $454,480 in construction cost — roughly $470–$874 per square metre over 520 m² of floor area. That excludes land, professional fees and statutory charges.
Timor-Leste is one of the lower-cost construction markets in the world — it ranks 137 of 200 countries on our construction cost index, at about 32% of United States build costs. This page prices a duplex — two-unit dwelling over two floors, shared party wall, separate services to each unit — at 520 m² of gross floor area, then breaks the cost down element by element so you can see where the money actually goes. Costs are quoted in USD for comparability; the local currency in Timor-Leste is USD ($), and a bill of quantities generated from your own drawings is priced in USD using the Mapa de Quantidades standard.
What is being priced
The figures on this page price a duplex in Timor-Leste at 520 m² of gross floor area over 2 storeys, specified as two-unit dwelling over two floors, shared party wall, separate services to each unit. Construction cost only — land, professional fees, statutory charges, utility connections and loose furniture are all excluded, and together commonly add another 15–30%.
Cost by specification level
| Specification | Construction cost (USD) |
|---|---|
| Basic / low-cost finish | $175,968 – $327,226 |
| Standard finish | $244,400 – $454,480 |
| Premium finish | $354,380 – $658,996 |
Where the money goes
Elemental split of construction cost for a duplex of this type. Percentages are concept-stage cost-planning proportions; the ranges below apply them to the totals above.
| Element | Share | Cost (USD) |
|---|---|---|
Substructure & foundations Excavation, strip footings, hardcore, blinding, DPC and ground slab. | 15% | $36,660 – $68,172 |
Walling & superstructure Masonry, lintels, ring beam and any suspended floor. | 22% | $53,768 – $99,986 |
Roofing Trusses or rafters, covering, ceilings, fascia and rainwater goods. | 14% | $34,216 – $63,627 |
Internal finishes Plaster, screed, floor and wall tiling, ceilings and painting. | 18% | $43,992 – $81,806 |
Joinery & fittings Doors, windows, cupboards, worktops and ironmongery. | 9% | $21,996 – $40,903 |
Services (plumbing & electrical) Wiring, distribution board, fittings, water reticulation, sanitaryware and drainage. | 14% | $34,216 – $63,627 |
External works & preliminaries Site setup, supervision, paths, boundary works and connections. | 8% | $19,552 – $36,358 |
Get the real number for your own plans
A benchmark tells you the ballpark. Upload your dimensioned drawings and get an itemised, source-cited bill of quantities priced in USD ($), measured to the Mapa de Quantidades standard Timor-Leste professionals use.
Price my Timor-Leste projectBuilding duplexes in Timor-Leste — frequently asked
How much does it cost to build a duplex in Timor-Leste?
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Building a duplex in Timor-Leste typically costs $244,400 to $454,480 in construction cost — roughly $470–$874 per square metre over 520 m² of floor area. That excludes land, professional fees and statutory charges. At a basic specification the same building lands nearer $175,968–$327,226; at a premium specification, $354,380–$658,996.
What is the cost per square metre in Timor-Leste?
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About $470–$874 per m² for this building type at a standard finish. Per-m² rates rise with storey height (frame, cores and cranage) and with specification, and fall on simple single-storey plans.
What is the biggest cost item?
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Walling & superstructure — about 22% of construction cost, or $53,768–$99,986 on this build. Masonry, lintels, ring beam and any suspended floor.
Does this include land, fees and furniture?
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No. These are construction costs only — materials, labour, plant and site preliminaries. Land, statutory approvals, professional fees, connections, landscaping and loose furniture are all additional, and together commonly add 15–30% on top.
How do I get an accurate figure for my own plans in Timor-Leste?
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Benchmarks give you the ballpark; a measured bill of quantities gives you the number. Upload your dimensioned floor plans to Enormous Buildings and get an itemised, source-cited BoQ in USD in the Mapa de Quantidades format that Timor-Leste quantity surveyors and lenders expect — free to preview.
Why do build costs vary so much between countries?
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Three things dominate: labour cost, how much of the material basket is imported, and the code requirements the building must satisfy. Timor-Leste sits at index 32 against the United States at 100, which is why the figures above differ from what you'd see quoted for the same building elsewhere.