A builder’s cost sheet lists the base price and then 8 to 15 more charges. Together they can add 10% or more to the quoted rate (12% on the sample cost sheet), so read every line.
In short: ask for the full cost sheet in writing, check the carpet area, and compare the Grand Total and total cost per sq ft, never the quoted rate alone.
Every Line, in Plain Words
- Saleable area (super built-up)
- The area the price is charged on: the flat’s carpet area plus walls, balconies and a share of corridors, lifts and the clubhouse. Usually 20% to 35% more than the carpet area.
- Carpet area
- The usable floor area inside the walls, as defined under RERA. Ask for it in writing; it is the fairest way to compare flats.
- Your share of the land the building stands on, in sq yd. A higher UDS for the same flat size is better value.
- Base price
- Saleable area × quoted rate per sq ft.
- Floor rise
- An extra rate per sq ft for higher floors, often for each floor above a set floor. Example: ₹15 per sq ft per floor above the 4th adds ₹3,50,460 to a 1,947 sq ft flat on floor 16.
- PLC (Preferential Location Charges)
- Extra charges for facing (such as East facing), corner flats, park or lake views.
- Car parking
- A fixed amount per covered or open car park. It is part of the flat’s price and carries the same GST.
- Amenities / clubhouse
- A fixed or per sq ft charge for the clubhouse, pool and gym.
- Development / infrastructure charges
- Charges for roads, drainage, power and water connections inside the project. Some builders include them in the rate; others list them separately.
- Category A
- The price of the flat itself: base price plus the charges above, with GST. It is the agreement value.
- Category B
- One-time charges collected around handover: advance maintenance, corpus fund, deposits and legal fees, each with its own GST.
- Advance maintenance
- Maintenance for the first 1 to 2 years, collected in advance, usually per sq ft per month, plus 18% GST.
- Corpus fund
- A one-time deposit handed to the residents’ association for major repairs in future.
- Legal and documentation charges
- The builder’s fee for preparing the sale agreement and deed.
- GST
- 5% of the agreement value for most under-construction flats, 1% for affordable housing, nothing for a ready flat with an Occupancy Certificate.
- Stamp duty and registration
- Paid to the government at registration: 7.5% in Hyderabad. Not part of the builder’s Grand Total.
- TDS
- When the price is ₹50 lakh or more, you deduct 1% and deposit it with the Income Tax Department. It is part of the price, not extra.
- Grand Total
- Category A with GST + Category B. Compare this, and the total cost per sq ft, between projects.
Category A and Category B
Many Hyderabad builders split the cost sheet in two. Category A is the flat’s price, which goes into the sale agreement and the home loan. Category B is collected at or near handover and is often not covered by the loan, so keep cash ready for it.
Questions to Ask the Builder
- What is the carpet area, and what is the saleable area?
- Is car parking included, and is it covered or open?
- Which charges carry GST, and at what rate?
- How many months of maintenance are collected in advance, and at what rate per sq ft?
- Is the corpus fund fixed or per sq ft?
- What is the UDS in sq yd?
- Is the project registered with TG RERA, and what is its number?
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General information, not legal, tax or financial advice. Rates and rules can change after the date above. Check the actual price with the builder, current rates with the official source, and title and approvals with a property lawyer or chartered accountant before you pay.