That rate per sq. ft. you see in an advertisement? It's rarely what you'll end up paying. The real figure lives in the cost sheet, and it can look like alphabet soup the first time you see one. It's not that complicated once someone explains it.
What's usually on it
- Basic sale price (BSP): the core rate per sq. ft. multiplied by the area you're buying.
- PLC (preferential location charges): an extra for a better floor, a corner unit, or a park or pool view.
- EDC and IDC: external and infrastructure development charges, which go towards roads, sewers and power around the project.
- Parking: often priced separately, and covered parking costs more than open.
- Club membership: a one-time fee for the clubhouse and its facilities.
- Maintenance security and power backup: deposits and one-time connection charges.
- GST, stamp duty and registration: these depend on your state, who is buying, and whether the flat is under construction or ready.
How to compare two cost sheets properly
Two projects can quote very different rates and still cost about the same once everything's added. Here's how to see through it:
- Ask for the all-inclusive price, then divide it by the carpet area. That's your real cost per usable sq. ft.
- Find out which charges are fixed and which are "extra at actuals." The second kind can grow.
- Compare the payment plans, not just the totals. Construction-linked, time-linked and possession-linked plans feel very different on your bank balance.
- Ask what the club charge covers, and whether monthly maintenance is billed on top.
Questions worth asking out loud
- Is this rate on carpet area or super area?
- Which of these charges could change before possession?
- Are the discounts in writing, and when do they expire?
Let's walk through an example
These numbers are made up purely to show how it adds up. They are not a quote for any project. Say the headline price is ₹1.2 crore. The cost sheet might look like this:
| Item | Amount |
|---|---|
| Basic sale price | ₹1,20,00,000 |
| Preferential location charge | ₹5,00,000 |
| Car parking | ₹5,00,000 |
| Club membership | ₹3,00,000 |
| Maintenance security and power backup | ₹1,00,000 |
| Subtotal before GST and stamp duty | ₹1,34,00,000 |
So the flat you thought cost ₹1.2 crore is actually about ₹1.34 crore before tax and registration. That's roughly 12% more than the headline. Not a trick, just how pricing works, but you want to know it before you fall in love with a number.
Payment plans, in plain words
- Construction-linked: you pay in instalments as each stage of construction is completed. Your money moves in step with the building.
- Time-linked: you pay on fixed dates, whatever stage the construction has reached. Check how this lines up with the RERA progress.
- Possession-linked: a bigger share is paid close to possession. This can mean less outgo early on, but ask whether the price is higher to compensate.
Where there may be room to talk
The base rate is usually the least flexible part. Where buyers sometimes find movement is in the extras, such as parking or the payment terms, or in offers running at the time. It never hurts to ask politely, and to get anything agreed in writing.
Quick Answers
Is GST included in the price?
Usually it's added on top of the cost sheet at the rate applicable to your purchase. Ask for it to be shown as a separate line so you can see the full picture.
What is IFMS?
Interest-free maintenance security, a deposit collected to cover future maintenance. Ask how it's held and when it's adjusted or returned.
Can the price change after I book?
Your agreement should state which charges are fixed. Anything quoted as 'at actuals' can change, so ask about those specifically.
This article is general information to help you plan, not legal, tax or investment advice. Images are artistic impressions. Prices, approvals and timelines change, so please confirm current details on the project's RERA page and with the sales team.
