I want to have a rough construction cost of 40x80 size plot , no compromise on base work but can be compromised on furnishing as I want to have a home good to live but can be polished later by investing in chunks.
For example wood work can be done later, not a high priority, tiling or marbling can be done later but construction no compromise, can do the sanitary work of wash rooms but finishing can be differed.
Hi Kashif,
You would be constructing your house in two phases, first the gray structure and then the finishing.
I can see from your email that you are more concerned about the gray structure and do not want to compromise in terms of quality.
If you go for a labour only contract and supply the materials yourself, you are looking at a cost of around Rs 800 to 900 per Sq.ft.
If you end up going for a labour+material contract then the cost will go up depending on the contractor but it will be in the range of Rs 1100 to Rs 1300 per Sq.ft.
Regards, Mustafa Khan
Dear Kashif,
There are 2 phases of construction one is structural work and the other one is finishing. I think so you want to make a livable home and you will do finishing later. Well if you are doing just structure work then it will be around Rs 750 to 800 per sqft including material this is including material. Without fixing marbles tiles wooden rulings etc you can get your home ready around Rs 1100 to 1200 per sft and for a complete ready home with each and everything including finishing minimum rate now a days in market is Rs 1300 labour+ material.
Thanks a lot for feedback. Want to still evaluate two options. Should I;
Go for grey structure of two floors, and complete upper portion first and ground portion later?
OR
Go for single story complete house and 2nd story later?
Also how much is the basement cost with only structure & couple of halls (no furnishing at all i.e. simplest with whitewash & stores)?
From these stats, it seems like 3 million is rough cost for liveable single story home.
Hi Kashif,
My genuine advice to you would be to complete the gray structure in one go. You must do this simply to have a more solid, reliable structure in place.
Also you wouldn't want to go through the hassle of laying your wiring, plumbing and gas piping separately for the two floors.
Regarding your options, I would say go for the gray structure and complete one of the floors so that you can start living in the house and when you have more funds, you can always complete the other floor.
Also you can complete the exterior of the house and leave the interior of one floor for later.
Lastly and primarily I am recommending completing the gray structure simply because the prices of cement, brinks, gravel, sand are all shooting up, of course the prices of finishing products are also going up, however you can always control these by going for cheaper material first and replacing it with the expensive stuff later. With gray structure material there shouldn't be any compromise.
Regards, Mustafa Khan.
Thanks Mustafa bhai, appreciate your feedback, I noted and thinking to consider only Grey structure first with all plumbing, wiring etc. Also should we go for architect, is this really matter or not?
One more feedback on basement option with just halls, is this feasible to go for this and how much is the rough cost per square feet for that. Target plot currently is in 3-4 feet depression from main not more than 4 feet
My main goal is to build a house, that will be not very prominent right now but highly scalable in future will all possible options (phases wise).
Hi Kashif,
No problems at all.
Hiring a architect is going to be a little costly, however there are pros and cons.
The advantages are that the architect will not only prepare all the plans including designs, engineering drawing etc but will also provide recommendations related to contractors, building materials and more.
The drawback is the cost and often it has been seem that when architects are involved, the construction can take a little longer.
If you are already in contact with a good builder/contractor then most of them are experienced enough to handle the construction and can guide you very easily. If you already have a design layout in mind then you can get in touch with any draftsman and get the architectural drawing made.
At the end of the day, if this was my first house I would prefer an architect, however if I have built a house before then a contractor would do fine.
Regarding basement, the cost is going to be double of your ground floor cost, so you are looking at Rs 1500 per Sq.ft without finishing. If your plot is at 4 feet depression, then for ground floor you would need to raise it up above the road level, however if you have a basement planned then you would save a little money for digging on your basement areas, however the basements normally go 10 to 15 ft deep so digging will still be required.
If you want to keep your house scalable, even then you must plan and build your basement now. you cannot build your basement at a later stage. You can plan your house with the option that the top floor can be built independently of ground floor in terms of electric wiring, plumbing etc, the only issue will be to break your water tank and take it to top floor.
Regards, Mustafa
Sir please tell me how i can build my house without contractor because I have no idea for construction practically e.g plinth, plaster, roof, iron and cement bajri ratio etc.
Salam.
I want to know the current rate of lentern roof per sququare feet including material
@muhammad ali asalam o alikum
The current construction rate is 1500 from grey structure to finish. For further detail call waseem builder 03004582022, 03234582022 thanks
A wide range of design and material is there for you, waiting in our office. We will have to arrange a meeting to discuss in details. Kindly send us your contact details at hamza.asif@ameradnan.com or call on 042-36655262 for more discussion. Recently we have constructed 2 Kanal home in EME society DHA. You can also see our work by visiting Redirecting....
There is a big difference between prices quoted for grey structure. What are the reasons for this? Is it simply the difference in profit for the builder?
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Thanks