Sr. No.

Activity Cost Timeline

1 Earth work
Concrete work in foundation
Damp Proof Coarse
Masonry work
Lintel
Roofing
Plastering and Pointing
Doors & Windows
Services

Site observation 
Soil observation
Type of building
Planning of the building 
Foundation 
Footing
Construction of frames 
Slab forming 
Wall construction 
Give outer asthetic view 
Decoration of the building for ex. Paint
Interior design 
Furniture installation 
construction costs can be divided into material cost, labour cost and other expenses in the ratio of 60:30:10 respectively.

Construction
Material

General break-up of
conventional
buildings :
1. Labour component
: 30 to 35% of total
cost
2. Material
component : 65 to
70% of total cost

Stagewise break-up
of conventional
buildings :

1. Foundation and
beams upto plinth
level : 10 to 15% of
total cost
2. Construction
above plinth level :
85 to 90% of total
cost
Activitywise break-
up of conventional
buildings :

Foundation work :
17-18% 
Brickwork/blockwork
: 20%
Concreting and
reinforcement steel :
15%
Doors,windows and
ventilators : 12%

Roof water proofing

and finishing with
tiles: 5%

Plastering : 5-6%
Flooring : 5%
Painting : 2-3%
Water
supply,electrification,
sanitary works : 12-
13%
Other works : 4-5%

This may vary

slightly depending on
the type of
finishes/doors and
windows/sanitary
fittings etc.
60:30:10 respectively.
Sr. No. Type of certificate
1 Ownership certificate

2 Building layout approval

3 IOD
4 Non-agriculture permission
5 Tree authority
6 Storm water and drain department
7 Sewerage deparment
8 Electric department

9 Environmental department
10 Consent to Establish and operate
11 Ancient monument approval
12 Airports authority of india

13 Traffic and cordination department

CFO- Fire clearance (buildings above 24
14 mtrs in height)

15 CC
16 Permission for excavation
17 Other common facility approval
18 Road access highway/Expressway
19 Lift escalator installation approval
20 Electric sub station noc
21 Occupancy certificate

22 Apply for permanent power connection

23 Permanent water connection
24 Permanent sewerage connection

Letter of Intent

Bribery rates

Area(sqft)

Ownership certificate
Building layout approval
IOD
Non-agriculture permission
Tree authority
Storm water and drain department
Sewerage deparment
Electric department
Environmental department
Consent to Establish and operate
Ancient monument approval
Airports authority of india

Traffic and cordination department

CFO- Fire clearance (buildings above 24
mtrs in height)
CC
Permission for excavation
Other common facility approval
Road access highway/Expressway
Lift escalator installation approval
Electric sub station noc
Occupancy certificate

Apply for permanent power connection

Permanent water connection
Permanent sewerage connection

Total
Authorizing entity
Grant of permission by Revenue department

Grant of approval by Development authority/ Municipality

BMC
Grant of permission by Revenue department
Tree authority committee of municipal corporation

Pollution control board

Archeological survey of India
Civil Aviation department

NHAI/PWD
PWD
Electric service provider

100000
Residential
1,000
260,126
3,558,157
500,000
 18,580

464,511
3,251,579

50,000

8,103,954
Cost Time period
Rs. 50 per CTS no. 15 days
Rs. 28 per sqmt of plot/built up area for residential projects and Rs. 56
per sqmt for Commercial project 1 month

Rs. 33 per sqmt of plot/built up area for residential projects and Rs. 66
per sqmt for Commercial project
And development charges of Rs. 350 sqmt for residential and Rs. 700 per
sqmt for commercial 30 - 45 days
Rs. 2-8 per sqft 3 months
Rs. 4000 per tree 30-60 days
Rs. 2 per sqmt 15-30 days
15-30 days
15-30 days
3 months-1
depends on the size of project year
2 months
6 months
3-4 months

30 days

Rs. 50 per sqmt 30 days

Rs. 200 per sqmt for land component and Rs. 500 per sqmt for building
component
15-30 days
30 days
60 days
30-45 days
15 days
30 days

30 days
45 days
Rs. 50000 30 days

Rs. 1200 per sqft

Commerical
1,000
520,253
7,116,314
500,000
 18,580

464,511
3,251,579

50,000

11,922,237
Residential Sale area (sq ft) 34,058 44.10
Constructible Sale area (sq ft) 52,650 22.02
Rehab area (Sq ft) - 4.68
Assumptions on construction 0.99
Construction Cost Rs/ sqft 3,500 0.33
Development Cost Rs/ sqft 500 0.33
Quarterly Escalation in Construction cost 1.15%
Marketing costs including brokerage 2.90%
Admin overheads (of construction cost) 4.50%
Contingencies(of construction cost) 1.50%
Architect & PM fees(of construction cost) 1.50%

Assumptions on sale prices

Special Launch Price (Rs/ sqft) - Residential 45000
Special Launch Price (Rs/ sqft) - Commercial 0
Quarterly sales price growth - Residential 1.50%

Assumptions financial
Cost of debt 14%
Cost of Sub-debt 0%
Depreciation 0%
Income Tax rate 31%
Approval Cost
Construction cost
Marketing/ Misc. Costs(incl Brokerage)
Admin overheads (of construction cost)
Contingencies(of construction cost)
Architect & Legal fees(of construction cost)
Assumptions on Area** Q-1
Residential Construction area (sq ft) 290,000
Residential Carpet area (sq ft) 169,997
Landscaping & Car Parking Podium Area 70,000
Rehab area (Sq ft) 180,000
Assumptions on construction
Rehab Construction Cost Rs/ sqft 1900
Saleable Construction Cost Rs/ sqft 2500
Landscaping & Podium Area Construction Cost 1200
Quarterly Escalation in Construction cost 0.25%
Marketing costs including brokerage (of Sales) 2.50%
Admin overheads (of construction cost) 4%
Contingencies(of construction cost) 1.50%
Architect & PM fees(of construction cost) 1.50%

Assumptions on sale prices

Special Launch Price (Rs/ sqft) - Residential 20000
Special Launch Price (Rs/ sqft) - Commercial 0
Quarterly sales price growth - Residential 1.50%

Assumptions financial
Cost of debt 17%
Cost of Sub-debt 0
Depreciation 0
Income Tax rate 31%
 12.5 Total Rent Cost
35 Approvals
7.65 Development Cost
116.5 Construction
9.24 Marketing/ Misc. Costs(incl Brokerage)
4.66 Admin overheads (of construction cost)
1.75 Contingencies(of construction cost)
1.75 Architect & Legal fees(of construction cost)
 New project
land cost 30%
Construction cost 30%
Approval cost 10%
Admin cost 10%
Profit margin 20%

Operating Margin 35-45%

Loan(with a cover of 2) 20-30% of Revenue
Profit margin 18-25%

Construction cost Progress Matrix

Construction Stage Construction progess Cum Prog
Excavation 2% 2%
Foundation 13% 15%
RCC Structure 40% 55%
Brickwork 10% 65%
Internal Plastering 5% 70%
External Plastering 5% 75%
Flooring 10% 85%
Internal Painting 5% 90%
External Painting 5% 95%
Final Finishes - External/Internal 5% 100%

Typical areas
1 BHK 400-800 sqft
2 BHK ~1000 sqft
 Redevelopment project
Rehab cost-rent to tenenets etc. 15%
Construction cost 45%
Approval cost 10%
Admin cost 10%
Profit margin 20%
Kandivali West
Total Project Costs Details 169.87 100% Rs. Psf on Sale Area
Land Cost 2.7 2% 92
Rent, Corpus, Settlement amounts for Tenants/Landlord 16.32 10% 556
Premiums to Regulatory Authorities 28.21 17% 961
Construction Costs - Sale Buildings 71 42% 2,419
Construction Costs - Rehab/Tenants Buildings 32.58 19% 1,110
Marketing & Admin Expenses / Other Expenses 19.06 11% 649
Interest Expenses
5,788

Bandra East
Total Project Costs Details 79.55 Rs. Psf on Sale Area
Land Cost 4.77 6% 447
Rent, Corpus, Settlement amounts for Tenants/Landlord 8.32 10% 779
Premiums to Regulatory Authorities 21.71 27% 2,033
Construction Costs - Sale Buildings 27.00 34% 2,528
Construction Costs - Rehab/Tenants Buildings 10.25 13% 960
Marketing & Admin Expenses / Other Expenses 7.50 9% 702
Interest Expenses
Total 79.55 7,449
 Western Suburbs Price psft on saleable
Amboli Rs. 14,152 - 16,745/sq. ft.
Chakala Rs. 17,552 - 22,015
D.N. Nagar
Four Bungalows
JB Nagar
Lokhandwala
Marol
Andheri
Model Town
Oshiwara
Poonam Nagar
Sahar
Saki Naka
Seven Bungalows
Versova
Bandra Kurla Complex Rs. 24,395 - 27,540
Bandstand Promenade Rs. 34,340 - 43,180
Gandhi Nagar Rs. 24,735 - 26,945
Bandra
Kherwadi
Land's End
Pali Hill
Borivali (West) Rs. 12,580 - 14,918
I.C. Colony Rs. 13,685 - 16,192
L.I.C. Colony aka Jeevan Bhima Nagar
Eksar Colony
Shimpoli
Gorai
Kora Kendra
Vazira
Borivali
Babhai
Chikuwadi
Yogi Nagar
Borivali (East)
Devipada
Magathane
Nancy Colony
Sukurwadi
Dahisar Mira Road Rs. 8,968 - 11,348/sq. ft.
Aarey Milk Colony Rs. 13,898 - 16,575
Bangur Nagar
Goregaon Gokuldham
Pandurangwadi
NESCO colony
Jogeshwari West Rs. 20,655 - 25,372
Jogeshwari
Jogeshwari East Rs. 12,920 - 16,618
Juhu Rs. 29,325 - 37,188/sq. ft.
Charkop Rs. 12,495 - 15,130
Poinsur Rs. 10,880 - 14,025
Kandivali
Kandivali
Thakur Village
Mahavir Nagar
Khar Rs. 31,365 - 38,208/sq. ft.
Dindoshi Rs. 11,390 - 14,832
Malad
Sunder Nagar
Santacruz SEEPZ Rs. 16,702 - 18,700
Vile Parle Irla Rs. 22,100 - 26,308
Eastern Suburbs
Bhandup Rs. 10,710 - 12,580
Amrut Nagar Rs. 15,768 - 20,315
Asalfa
Ghatkopar Garodia Nagar
Jagdusha Nagar
Pant Nagar
Kanjurmarg Rs. 11,645 - 13,940
Chandivali Rs. 15,512 - 17,425
Tilak nagar Rs. 12,750 - 14,535
Kurla Nehru Nagar Rs. 11,348 - 14,960
Mulund Rs. 13,132 - 15,342
Chandivali Rs. 16,830 - 20,315
Powai Hiranandani Gardens Rs. 27,158 - 32,385
Indian Institute of Technology Bombay campus
Vidyavihar
Gandhi Nagar Rs. 15,980 - 19,210
Vikhroli Kannamwar Nagar
Vikhroli Park Site
Harbour Suburbs
Chembur Causeway Rs. 15,172 - 18,785/
Dayanand Saraswati Marg
Chembur
P L Lokhande Marg
Thakkar Bappa Colony
Govandi Deonar Rs. 16,192 - 18,615
Wadala Rs. 17,255 - 20,315
Mankhurd
Sewri Rs. 24,268 - 32,215
Byculla
Trombay
South Mumbai
Agripada
Altamount Road Rs. 58,565 - 68,680
Bhuleshwar
Breach Candy Rs. 45,560 - 57,970
Carmichael Road
Cavel
Churchgate
Cotton Green
Cuffe Parade Rs. 52,870 - 62,178/
Cumbala Hill
Currey Road
Dadar Rs. 29,240 - 37,060
Dhobitalao
Dongri
Elphinestone Road
Grant road Rs. 23,205 - 30,302
Kala Ghoda
Kemps Corner
Lalbaug Rs. 27,030 - 31,025
Lower Parel Rs. 27,498 - 33,915
Mahalaxmi Rs. 31,365 - 35,402
Mahim Rs. 26,605 - 31,578
Malabar Hill Rs. 55,080 - 65,322
Marine Drive, Mumbai Rs. 46,452 - 59,628
Marine Lines
Mumbai Central
Nariman Point
Prabhadevi Rs. 33,618 - 41,182
Peddar Road Rs. 39,440 - 53,210
Shivaji Park Rs. 29,240 - 35,488
Sion
Walkeshwar
Worli Rs. 30,090 - 37,485
Antop Hill C.G.S. colony
Dagdi Chawl
Byculla
Ghodapdeo
Colaba Navy Nagar Rs. 33,830 - 41,182
Hindu colony Rs. 29,240 - 37,060
Dadar
Parsi Colony
Fort Ballard Estate
Girgaon Khotachiwadi
Chira Bazaar Rs. 19,252 - 25,840
Kalbadevi
Fanas Wadi
Kamathipura Chor Bazaar
Matunga King's Circle Rs. 27,200 - 33,532
Parel Lalbaug
Tardeo Gowalia Tank Rs. 35,828 - 45,602
Others
Anushakti Nagar
Bori Bunder
Dava Bazaar
Dharavi
Jankalyan Nagar
Kajuwadi
Koliwada
Koombarwara
Navi Mumbai
Airoli Rs. 8,798 - 10,242/
Belapur Rs. 8,032 - 10,285
Kharghar Rs. 6,502 - 7,692
Nerul Rs. 10,328 - 12,835
Panvel Rs. 4,888 - 6,078
Palm Beach Rs. 14,280 - 17,170
Sanpada Rs. 11,008 - 13,642
Vashi Rs. 11,008 - 13,812

Mumbai beyond thane

Ambernath Rs. 2,975 - 3,485
Ambivli Rs. 3,612 - 4,038
Badlapur Rs. 2,848 - 3,230
Bhiwandi Rs. 3,102 - 3,570
Dombivli Rs. 4,888 - 5,780
Kalyan Rs. 4,930 - 5,610
Karjat Rs. 2,508 - 2,932
Kharegaon Rs. 6,332 - 7,438
Neral Rs. 2,422 - 2,762
Titwala Rs. 3,060 - 3,698

Mumbai Thane
Anand Nagar Rs. 7,650 - 8,288/sq.
ft.
G B Road Rs. 6,460 - 8,372/sq.
ft.
Ghodbunder Road Rs. 7,692 - 9,520/sq.
ft.
Hiranandani Estate Rs. 10,242 -
12,665/sq. ft.
Hiranandani Meadows Rs. 16,278 -
18,530/sq. ft.
Kailash Nagar Rs. 8,288 - 9,562/sq.
ft.
Majiwada Rs. 8,798 -
10,455/sq. ft.
Manpada Rs. 9,818 -
11,008/sq. ft.
Naupada Rs. 12,410 -
14,152/sq. ft.
Pokharan Road Rs. 9,265 -
11,008/sq. ft.
Samata Nagar Rs. 10,795 -
11,772/sq. ft.
Shastri Nagar Rs. 9,775 -
10,625/sq. ft.
Shivai Nagar Rs. 10,455 -
11,985/sq. ft.

Mumbai Andheri-Dahisar
4 Bunglows Rs. 18,360 -
21,250/sq. ft.
7 Bunglow Rs. 24,055 -
27,752/sq. ft.
Amboli Rs. 17,000 -
19,592/sq. ft.
Andheri (East) Rs. 14,152 -
16,745/sq. ft.
Andheri (West) Rs. 17,552 -
22,015/sq. ft.
Chakala Rs. 14,832 -
17,595/sq. ft.
Charkop Rs. 11,008 -
12,580/sq. ft.
Chincholi Bunder Rs. 12,198 -
14,365/sq. ft.
Dindoshi Rs. 9,732 -
11,262/sq. ft.
DN Nagar Rs. 16,362 -
20,272/sq. ft.
Ekta Nagar Rs. 8,245 -
10,200/sq. ft.
Film City Road Rs. 13,345 -
15,045/sq. ft.
Gokuldham Rs. 13,812 -
15,598/sq. ft.
I C Colony Rs. 13,388 -
15,810/sq. ft.
Jankalyan Nagar Rs. 9,010 -
11,050/sq. ft.
Jawahar Nagar Rs. 12,835 -
14,280/sq. ft.
J B Nagar Rs. 16,022 -
19,592/sq. ft.
Kanchpada Rs. 13,218 -
13,982/sq. ft.
Kandarpada Rs. 11,772 -
13,472/sq. ft.
Lokhandwala Rs. 20,995 -
24,182/sq. ft.
Lokhandwala Township Rs. 12,112 -
13,005/sq. ft.
Mahavir Nagar Rs. 14,790 -
17,552/sq. ft.
Malvani Rs. 7,522 - 8,458/sq.
ft.
Marol Rs. 13,770 -
15,725/sq. ft.
Mindspace Rs. 17,808 -
20,995/sq. ft.
Motilal Nagar II Rs. 12,452 -
12,962/sq. ft.
Oshiwara Rs. 12,750 -
15,555/sq. ft.
Sakinaka Rs. 12,325 -
14,152/sq. ft.
Sher E Punjab Colony -
Shimpoli Rs. 11,305 -
12,070/sq. ft.
SV Patel Nagar Rs. 13,685 -
16,618/sq. ft.
Thakur Complex Rs. 13,600 -
14,918/sq. ft.
Veera Desai Road Rs. 16,660 -
18,870/sq. ft.
Versova Rs. 17,298 -
20,358/sq. ft.

Mira Road And Beyond

Bhayander (West) Rs. 6,205 - 7,990/sq.
ft.
Boisar Rs. 2,848 - 3,400/sq.
ft.
Mira Bhayandar Rs. 6,502 - 7,225/sq.
ft.
Mira Road Rs. 6,630 - 7,352/sq.
ft.
Naigaon (East) Rs. 3,952 - 4,462/sq.
ft.
Nallasopara Rs. 3,570 - 4,080/sq.
ft.
Palghar Rs. 2,720 - 2,932/sq.
ft.
Vasai Rs. 4,378 - 5,058/sq.
ft.
Virar Rs. 3,740 - 4,165/sq.
ft.
on saleable Land prices Greater Mumbai Metropolitan Region includes the cities of Mumbai, Navi Mum
East
West

MMR
Mumbai City
Mumbai Suburban
Thane
Palghar
Raigad

East
West
BKC

East
West

- 11,348/sq. ft.

East
West
5 - 37,188/sq. ft.
East
WEst
5 - 38,208/sq. ft.

East Rs. 30,472 - 39,355 West

Hiranadanai Gardens
ities of Mumbai, Navi Mumbai, Thane, Bhiwandi and Palghar.
Western suburbs
Price/psft Lease/month/psft
Bandra West 25000-35000 150-225
Bandra East 22000-33000 150-275
Khar West 18000-25000 100-225
Santacruz West 24500-29000 110-250
Santacruz East 16000-24000 150-250
Vile parle West 17500-24000 90-180
Vile parle East 12000-22000 100-175
Juhu 27500-48000 100-200
Andheri West 15000-21000 80-140
Andheri East 13500-16000 65-140
Jogeshwari 12500-21500 80-150
Goregaon West 12000-15000 80-140
Goregaon East 12200-13700 80-150
Malad West 12700-14500 85-140
Malad East 8000-14100 80-110
Kandivali West 13000-18000 50-150
Kandivali East 10000-13000 60-100
Borivali West 9800-11300 70-110
Borivali East 16350-16000 60-130
Dahisar West 7200-11500 40-70
Dahisar East 7000-12000 40-90

Western suburbs extended

Price/psft Lease/month/psft
Mira road 6000-11000 30-50
Bhayandar 6000-11000 30-50
Naigaon East 4000-6000 25-45
Vasai 5000-9000 40-60
Nalla Sopara 3000-6000 30-40
Virar 4000-9000 30-60

Eastern suburbs
Price/psft Lease/month/psft
Kurla 8000-12000 60-100
Chembur 16000-22500 60-120
Mankhurd 9000-12000 60-75
Ghatkopar West 14800-17500 70-150
Ghatkopar East 10000-13000 70-150
Vikhroli 9000-15000 100-150
Kanjurmarg 8000-13000 50-90
Powai 15000-23000 80-180
Bhandup 13500-16500 60-100
Mulund West 11000-12200 60-160
Mulund East 9000-11000 75-150
Ambernath 15000-3000 20-50
Dombivali 2500-4200
kalyan 3500-4500

South Mumbai
Price/psft Lease/month/psft
Colaba 25000-30000 125-250
Cuffe parade 25000-30000 150-200
Nariman point 32000-35000 125-225
Churchgate 27000-30000 130-225
Fort 26000-32000 100-150
Marine Lines 26000-32000 100-200
Marine drive 30000-50000 150-300
Girgaon 20000-30000 -
Walkeshwar 31000-55000 -
Nepeansea road 30000-45000 140-225
Peddar road 25000-40000 150-225
Kemps corner 30000-50000 -
Breach candy 32000-55000 150-225
Altamount road 30000-60000 175-225
Grant road - 100-150
Tardeo 22000-40000 100-140
Mumbai central 15000-30000 100-175
Mahalaxmi 20000-35000 100-175
Worli 20000-35000 120-175
Lower parel 22000-35000 100-180
Prabhadevi 26500-35000 100-220

Central Mumbai
Price/psft Lease/month/psft
Byculla 15000-19000 50-90
Parel 16000-20000 70-175
Dadar West 19000-25000 60-250
Dadar East 18000-27000 80-200
Sewri 2000-28000 50-90
Matunga 20000-25000 50-90
King circle 15000-22000 110-175
Wadala 18000-20000 70-150
Mahim 15000-22000 70-150
Sion 15000-22000 90-120

Navi Mumbai
Price/psft Lease/month/psft
Airoli 4000-6000 25-50
Belapur 4000-8000 30-75
Kharghar 5500-6900 40-60
Nerul 7000-10000 40-90
Panvel 3000-6000 40-90
Sanpada 9500-15000 40-60
Vashi 6000-9000 50-110