Project Intelligence · Bengaluru · Updated 2026-08-17
20×30 House Construction Cost Estimator — Bengaluru
Small plot, tight setbacks, every rupee visible. Configure floors and tier for a 20×30 site and get the complete derived budget — including the approvals and site works that per-sqft rates skip.
Essential
₹25 – 42 lakh
Standard
₹28 – 48 lakh
Premium
₹34 – 61 lakh
For a typical configuration — adjust every parameter below. Indicative, confirmed after site assessment.
- Written scope & quotation before any commitment
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A 20×30 (600 sqft) site yields roughly 500 sqft per floor after setbacks, which makes design discipline — and budget discipline — matter more than on any other plot size. Fixed costs like borewell, sanction and utility connections do not shrink with the plot, so they weigh proportionally heavier here: the honest per-sqft number for a small build is always higher than the headline rates suggest.
This estimator derives the full picture for your configuration, tier by tier, with sources and dates on every rate.
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Change any parameter — everything recomputes instantly from researched unit rates. No sign-up, no phone number required to see the numbers.
Your project
Quality tier
Estimated project cost · Standard
₹28 – 48 lakh
Timeline: 8–11 months
Advisory estimate for budgeting, not a quotation. A written, itemised Sevantay Realty quotation follows a free site assessment — and that document, not this page, is what you commit to. Includes GST at 18% and a 5–8% contingency.
Where the money goes
| TMT steel Fe500 (~4.0 kg/sqft) Consumption thumb rule: 3.5–4.5 kg per sqft of BUA — the model uses 4.0. | 4000 × kg | ₹2.2 – 2.7 lakh |
| Cement (~0.45 bags/sqft) Consumption: ~0.45 bags per sqft BUA including plaster (JK Cement, Happho). | 450 × bag | ₹1.5 – 2 lakh |
| M-sand (~1.6 cft/sqft) ~1.6 cft per sqft BUA including plaster and flooring mortar. | 1600 × cft | ₹72,000 – ₹1,04,000 |
| Coarse aggregate (~1.2 cft/sqft) ~1.2 cft per sqft BUA. | 1200 × cft | ₹45,600 – ₹66,000 |
| Concrete blocks (~3.2/sqft) ~3.2 blocks per sqft BUA (brick-equivalent 25–35 ÷ 9). | 3200 × block | ₹1 – 1.5 lakh |
| Civil labour — mason, helper, all trades Mason ₹800–1,200/day, helper ₹450–700; central Bengaluru +15–25%. | 1000 × sqft (BUA) | ₹2.3 – 3 lakh |
| Shuttering, centering, curing & consumables Derived to reconcile component totals with audited turnkey bands — flagged for early calibration from real BOQs. | 1000 × sqft (BUA) | ₹95,000 – ₹1,40,000 |
| Terrace waterproofing — full system | 500 × sqft (terrace) | ₹60,000 – ₹1,10,000 |
| Compound wall & gate (~100 rft) Gate included as an averaged allowance; automation extra. | 100 × rft | ₹95,000 – ₹1,60,000 |
| Sump & overhead tank | 1 lumpsum | ₹1 – 1.6 lakh |
- Works subtotal
- ₹22 – 36 lakh
- Design & consultant fees
- ₹65,000 – ₹1,79,000
- GST (18%)
- ₹4 – 6.8 lakh
- Contingency (5–8%)
- ₹1.3 – 3.5 lakh
- Estimated total
- ₹28 – 48 lakh
Choose your tier with open eyes
Same project, three honest specifications. The differences are listed exactly — this is where budget decisions belong.
Essential
₹25 – 42 lakh
A sound, honest build with ISI-marked basics — the spec most "starting at" ads quietly describe.
- M20 RCC, standard Fe500 steel, solid-block masonry
- Vitrified tiles ~₹60–80/sqft, flush doors, UPVC basic windows
- Tractor-class emulsion, Cera/Hindware-class sanitaryware
- Right where a 20×30 budget is the binding constraint
Standard
selected₹28 – 48 lakh
The spec most families actually build — branded materials, better waterproofing, cleaner detailing.
- M20/M25 mix as design demands, branded cement (UltraTech/ACC class)
- GVT tiles ~₹80–120/sqft, teak-finish main door, UPVC windows
- Apcolite-class paints, Jaquar-class CP fittings
- Proper terrace waterproofing system, not just a chemical coat
Premium
₹34 – 61 lakh
Designer elevation, large-format finishes, premium brands — the house photographs like a project.
- Elevation features (cladding, pergolas, cantilevers) engineered in
- Large-format/imported tiles, hardwood doors, premium UPVC/aluminium
- Royale-class paints, Kohler/Grohe-class bathrooms
- Automation-ready electrical, designer lighting
Where can I save?
Compare like-for-like quotations
3–8%Three contractors quoting the "same" house differ by lakhs in steel brand, wall thickness and fixture allowances. Normalising quotes before choosing routinely saves more than any material downgrade.
Phase the build structurally
defers 25–40%Design columns and footing for the full height but build fewer floors now. The extra structural cost is small; retrofitting strength later is impossible.
Tile and sanitaryware timing
1–3% of totalFinish materials bought during festival-season dealer schemes save 10–20% on tiles, CP fittings and paints without changing the specification.
Keep the footprint simple
2–6%Every cantilever, curved wall and level change adds shuttering and labour. A clean rectangle with a considered elevation costs less than a complicated massing with a plain one.
Assumptions, unit rates and sources behind this estimate
| Rate used | Unit | Standard band | Basis | As of |
|---|---|---|---|---|
| TMT steel Fe500/550D (JSW/Tata class) | per kg | ₹56 – ₹68 | Research · tatanexarc.com, buildmaadi.com | 2026-08 |
| Cement 50kg bag (UltraTech/ACC/Birla class) | per bag | ₹340 – ₹450 | Research · varnahomes.in, buildmaadi.com | 2026-08 |
| M-sand (structural + plaster) | per cft | ₹45 – ₹65 | Research · alphasand.in, varnahomes.in | 2026-08 |
| Coarse aggregate (20mm/12mm) | per cft | ₹38 – ₹55 | Research · infralens.in, houseyog.com | 2026-08 |
| Solid concrete blocks (6"/4" mix) | per block | ₹32 – ₹48 | Research · alphasand.in, indiamart.com | 2026-08 |
| Civil labour — all trades (labour-contract basis) | per sqft (BUA) | ₹230 – ₹300 | Research · architects4design.com, relgrow.com | 2026-08 |
| Shuttering, centering, curing, scaffolding & consumables | per sqft (BUA) | ₹95 – ₹140 | Research · houseyog.com, jkcement.com | 2026-08 |
| Terrace waterproofing — full system (screed + membrane) | per sqft (terrace) | ₹120 – ₹220 | Research · asianpaints.com, houseyog.com | 2026-08 |
| Flooring — tiles supplied + laid | per sqft (floor) | ₹140 – ₹210 | Research · mytyles.com, morbitilehub.com | 2026-08 |
| Main door — door, frame, hardware, install | per door | ₹32,000 – ₹62,000 | Research · tfsworld.in | 2026-08 |
| Internal doors — flush door, frame, hardware | per door | ₹9,000 – ₹16,000 | Research · tfsworld.in, nobroker.in | 2026-08 |
| Windows — UPVC/aluminium, glazed & installed | per sqft (window) | ₹500 – ₹750 | Research · mccoymart.com, nobroker.in | 2026-08 |
| Interior painting (walls + ceiling) | per sqft (paintable) | ₹28 – ₹40 | Research · aapkapainter.com | 2026-08 |
| Exterior painting (Asian Paints ladder) | per sqft (wall) | ₹28 – ₹42 | Research · aapkapainter.com | 2026-08 |
| Electrical — wiring, points, DBs (Polycab/Havells wire class) | per sqft (BUA) | ₹32 – ₹50 | Research · houseyog.com, civillane.com | 2026-08 |
| Bathroom — plumbing, waterproofing, tiling, sanitaryware & CP | per bathroom | ₹1 lakh – ₹1.7 lakh | Research · renubath.in, housegyan.com | 2026-08 |
| Kitchen & utility civil — counter base, dado, sink point | lumpsum | ₹40,000 – ₹80,000 | Research · houseyog.com, nobroker.in | 2026-08 |
| Compound wall (5–6 ft masonry) with MS gate | per rft | ₹950 – ₹1,600 | Research · houseyog.com, aecord.com | 2026-08 |
| RCC sump (~10,000 L) + overhead tank | lumpsum | ₹1 lakh – ₹1.6 lakh | Research · ekaplumbingbangalore.com, architects4design.com | 2026-08 |
| BBMP plan sanction, khata & scrutiny (up to G+2) | lumpsum | ₹40,000 – ₹90,000 | Research · sturdygroups.com, aecord.com | 2026-08 |
| BESCOM power + BWSSB water/sanitary connections & deposits | lumpsum | ₹35,000 – ₹90,000 | Research · citizenmatters.in, nobroker.in | 2026-08 |
Researched rates are refreshed as the market moves; calibrated rates are updated from anonymised, aggregated Sevantay Realty quotations and invoices. No individual vendor or customer pricing is ever identifiable.
Turn this estimate into a real, written quotation
A free site assessment converts these ranges into your number — itemised, with material brands named, and payable stage by stage. No advance until you approve the scope.
What moves this cost most
- Floors — ~500 sqft per floor; staircases eat a real share at this size
- Fixed site costs — sanction, sump and utilities weigh heavier on small plots
- Finish tier and soil condition, exactly as on larger plots
Commonly excluded from quotes
- Land cost, stamp duty and registration
- Interiors: modular kitchen, wardrobes, loose furniture
- Elevation extras beyond the chosen tier (stone cladding, landscape)
- Rainwater harvesting beyond the statutory minimum
- Solar water heater / solar power systems
Hidden costs to budget for
- Rock excavation if hard strata is hit — ₹1–4 lakh on bad plots
- Betterment charges in newly added BBMP wards
- Water tankers during construction if the borewell disappoints
- Labour cess and design changes mid-build — the classic budget eaters
- Deep borewells: Bengaluru increasingly needs 800–1,200 ft
Common questions
What does a 20x30 G+2 house cost in Bengaluru?
All-in at Standard tier — approvals, sump, GST and contingency included — this model computes roughly ₹40–66 lakh for G+2. The oft-quoted ₹25 lakh figures describe bare Essential construction with everything else excluded.
Is per-sqft cost higher on a 20x30 than a 30x40?
Yes, usually by 4–8%. Fixed costs spread over less area, and small sites are slower to work: material handling, shuttering reuse and labour minimums all bite.
G+3 on a 20x30 — sensible?
Where FAR and road width permit, G+3 with rental floors is a common and rational build. The staircase consumes proportionally more area, so unit layouts need real design care.
Ready for your real number?
A free site assessment turns these ranges into a written, itemised quotation with staged payments — the document you actually commit to.