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Hi,

I have a house in Banashankari 3rd Stage which is spread only on Ground Floor. Now, am planning to construct a duplex house (1st and 2nd Floor) on top and am discussing it with my friend who is a builder.

He has given a quotation of Rs 38 lakhs calculated at Rs 1.75 lakhs per Chadra. Total construction area is 22 chadras (2200 Sq Ft)

Please advice if the quotation is fair and worth it.

He will be doing all the work from construction to interiors. Below are the list of work he will be undertaking and materials he will use.

1st Floor: Hall, Dining, Pooja Room, Modular Kitchen, Common Toilet, Bedroom and Utility
2nd Floor: 2 Bedrooms + attach bathrooms, 1 study room, Hall and utility (Teflon Glass)

1. Steel : kamadhenu Steel (16mm, 12mm, 10mm & 8mm)
2. Cement : Penna
3. Concrete Solid Blocks : Hollow Block Bricks (04 and 06)
4. Main Door and Pooja room : Teakwood
5. All windows and Vascal : Red Soil Wood
6. Room Door : Designed Plus Door
7. Bathroom Doors : Designed PVC Door
8. Painting : Asian Paints
9. CPVC Pipes : Ashirvad Pipes
10. PVC Pipes : Supreme Pipes
11. Kitchen and Bathroom : Jaguar
12. Wall mount commode : Cera
13. 1 Tank of 1000 liters : Kaveri
14. Staircase Railings : SS Railings
15. Flooring : Vitrified Tiles of 2x4
16. Staircase : Granite
17. Kitchen Slab : Granite
18. Bathroom Tiles : Ceramic
19. Wooden and aluminium Composite Panel Interior : Century Plywood
20. Electric Wire and Switches : Anchor
21. Main Door Fittings : Europa
22. Windows and Doors Fittings : A1 SS
23. All rooms will be fitted with fans
24. Modern TV unit with LED lighting and false ceiling for main hall
25. Parking antiskid tiles
26. Front elevation and Gate
27. Geyser for bathroom

Almost A to Z will be done by him.

Following are the things that are not included
1. Solar
2. Water and Current Bill during construction
3. Water and Current Meter to be re-installed after construction

Kindly let me know if all this is worth Rs 38 lakhs? Should I negotiate anywhere?

Also, how much Current and water charges will I incur? He has given a time frame of 6 to 7 months for construction.

I could give you better advice and best contractor for construction.
1st Floor: Hall, Dining, Pooja Room, Modular Kitchen, Common Toilet, Bedroom and Utility
2nd Floor: 2 Bedrooms + attach bathrooms, 1 study room, Hall and utility (Teflon Glass)

1. Steel : INDUS Steel/other brands(16mm, 12mm, 10mm & 8mm) [ Best steel in industry]
2. Cement : Birla super for mold & Ultratech/Zuari for walls
3. Concrete Solid Blocks : Apco Block Bricks (04 and 06inch) [ Best in industry]
4. Main Door and Pooja room : Teakwood
5. All windows and Vascal : Honne/ Red sal wood/Teak wood [Customized with little extra on customized]
6. Room Door : Designed Plus Door
7. Bathroom Doors : Designed PVC Door
8. Painting : Asian Paints Royal Emulsion for walls [ Best in industry], color selection cost little extra but very negigible amount.
9. CPVC Pipes : Ashirvad Pipes
10. PVC Pipes : Supreme Pipes
11. Kitchen and Bathroom : Jaguar/Hindware
12. Wall mount commode : Jaguar
13. 1 Tank of 1000 liters : Kaveri/other popular brands
14. Staircase Railings : Jindal SS Railings
15. Flooring : Vitrified Tiles of 2x4 / Granite [granite with little price difference]
16. Staircase : Granite
17. Kitchen Slab : Granite
18. Bathroom Tiles : Ceramic
19. Wooden and aluminium Composite Panel Interior : Century Plywood/ Cost effective at best price with good quality
20. Electric Wire and Switches : GM/HiFi [customized]
21. Main Door Fittings : Europa/Goodrej
22. Windows and Doors Fittings : A1 SS
23. All rooms will be fitted with fans
24. Modern TV unit with LED lighting and false ceiling for main hall
25. Parking antiskid tiles
26. Front elevation and Gate
27. Geyser for bathroom
28. Soil & other waste lifting.
29. Soil test (if required)
30. Bathroom fittings & electrical fittings as per plan
31. M-Sand for construction
32. Toughened glass for skylight [if planned]

Almost A to Z will be done by us.

Following are the things that are not included
1. Solar
2. Water and Current Bill during construction
3. Water and Current Meter to be re-installed after construction
4. Additional civil, plumbing, electrical & other related work not on the plan excluding minor one's.
5. Drainage work would cost additional [if newly to be built]
6. Additional tiles work
7. Additional interior work
8. Front elevation material slab to fixed amount.
9. Modular kitchen would cost more & wardrobe as well.
10. Electrical items on choice of additional cost, if basic then no extra cost.
11. Additional extra electric points cost extra.

I would suggest 1,80,000 per Chadra, if customized this will go plus or minus.
Estimated price is 39.6lacs, almost same and you mentioned. I bet no one will give the same for this price.but what matters is the type of material use is best for your home. After all home is our dream home right.

Most of the contractor doesn't clearly mention about the items and end up customer paying more. So here we are to give precise pricing & quality of work. We give additional service for architect planning, legal, water connection & electric connection.
Will get best in class for wardrobe & interior. Will minimal amount invested get maximum output.
To give one small advice giving work for close one's like you mentioned your friend right. In case anything you are not satisfied with there work then you might not be in a position to talk in a believe that your relationship with your friend gets bad.
If you interested can show you our projects then you could make ok.

I would suggest 1,80,000 per Chadra, if customized this will go plus or minus.
Estimated price is 39.6lacs, almost same and you mentioned. I bet no one will give the same for this price.but what matters is the type of material use is best for your home. After all home is our dream home right.

Most of the contractor doesn't clearly mention about the items and end up customer paying more. We give additional service for architect planning, legal, water connection & electric connection.
Will get best in class for wardrobe & interior. Will minimal amount invested get maximum output.
To give one small advice giving work for close one's like you mentioned your friend right. In case anything you are not satisfied with there work then you might not be in a position to talk in a believe that your relationship with your friend gets bad.

Project time would cost around 6-7months.
Water charges comes as commercial use, it could cost you around 1.5k additional (plus or minus) per month.
If you are interested can show you our projects then you could make ok.

Please contact me at: sandeepkumar.k09@gmail.com
Or xxxxxxxxxx

The challenge with this is, the specification is not complete in many scenarios

3. Concrete Solid Blocks : Hollow Block Bricks (04 and 06) - It is a broad range. Huge quality difference between APCO, Max and Locally sourced ones.

4. Main Door and Pooja room : Teakwood - Teak is of many variety, 1st Grade, 2nd Grade, Burma Border etc

5. All windows and Vascal : Red Soil Wood - Again variants are there

6. Room Door : Designed Plus Door - Again wide variation, FRP GRP etc

7. Bathroom Doors : Designed PVC Door

8. Painting : Asian Paints - Tractor to Ultima - price range from 80rs per liter to 400rs

9. CPVC Pipes : Ashirvad Pipes - Heavy medium or light ?

14. Staircase Railings : SS Railings - Depends on design of railings. Density of metal in it.

15. Flooring : Vitrified Tiles of 2x4. Huge price difference in price betwen Gujarat Morbi make with Kajaria.

list goes on..

it is extremely hard to finalize all of it at the beginning.