help with planning my construction

[sunkumar]

Hi

Coming back to the forum after a long time. I seek some help from you to help plan my construction. I have a 30*40 plot in which I want to build a 3 BHK. I understand in small plots I cannot construct a basement. So I want to build a 3 BHK duplex house on first and second floor and maybe later a 1 BHK and parking in ground floor.
But I do not have enough money to complete the 3 BHK and dont want to take a huge loan. My immediate need is only a 2 BHK.

So my query is :
1. Is it possible and economical to build a 2 BHK (room hall kitchen and 1 room in first floor and only a room in the second floor) in such a way so that I construct the 3rd room etc later on.
2. Since I dont want to compromise on the whatever i construct, what things such as woodwork, ward robes etc can I get done in phases so that I can invest in things that cannot be done later for example flooring, bathroom fittings etc. Which parts can I postpone to be done as and when I have some ready cash.

My basic goal is to go for lesser loan and build what I need and build the rest as and when I can. Also are there any disadvantages of building in phases like this?

Your suggestions will help me a great deal in planning.

Thanks
Sunil

[sachinbr]

my advice is that you cannot construct the room later, it looks wired. So, the last option left to u is that, you can compromise on wood works, for eg use teak wood only for main door, n other wardrobes later stage by stage

[sunkumar]

Thanks for the reply. When I say 3rd room I mean to say the second floor will only have the 10x15 or so of the second room. All the rest of the second floor I plan to construct later.

[sachinbr]

ya dude got ur point, but any how u should have RCC. U cannot have it later, so I think its not difficult construct another 2 sides of wall with window. This is my openion, bcz U cannot get the same finish if u do it later.

[koolanil16]

Hi Sunil,

U can construct a basement in 30*40 i don't think there will be a problem there. As you said you have budget constraint and don't want to take higher loan then you can skip this.

My suggestion is, do stilt parking and a duplex from ground floor. You can get one bed room, kitchen, living room pooja room in GF and in FF you can construct two bed rooms and a small living area or portico.

As suggested by Sachin, if you plan to leave one room later the unfinished RCC will look ugly and if you construct later finishing will not be good there would be minute gaps will might cause problems.
You can construct all the walls and put windows and doors now and postpone the wooden work. At a later point of time you can get enough time you can get wooden work done.

If you ask me, even though you are taking a slightly higher loan take it and get all the work done now only, because every now and then cost of materials and labors are increasing, and in future it will be difficult to find labors to do patch or small portion of work. So better adjust all the funds once and start construction.

Good luck,
Anil

[sriram]

I am also in a similar dilemma. I feel it is best to construct everything in one shot even if it means taking slightly higher loan because I am not sure who will have the time and energy to be again involved in construction after 1 or 2 years and cost will also escalate in that time frame. But a huge loan is also quite intimidating.
I am planning for G+2 (2BHK, 3BHK, 3BHK) using pillar construction. Is it Better to construct First and Second floors and then construct the ground floor later on OR is it better to construct Ground and 1st Floor and construct 2nd floor later on. Which option is better ?

[dream_home]

I do not buy the theory that the construction cost has gone north significantly. Steel/sand/cement blocks/granatite/sadarahalli/tiles is almost at the same price 2 - 2.5 years back. Also now you can judiciously use robo/msand sand to reduce cost.
Yes there are increase in prices of cement, but at the same time good quality cements are still available at 275/bag (Heidelberg cement), you need not stick to Birla super. Labour cost has increased but not significantly. RMC rates increase are marginal. Have good floorplan and scout for wholesalers then the cost will not be significant.

[koolanil16]

Its uncertain that the cost will stay same even after 2 years from now. Almost all the times the prices would go north, even if they have not gone high contractors will show us that it has gone high. Not everyone will have time and patience to construct a home. Its completely uncertain in current situation. Its better to get the work done for now and major thing to worry is labor availability and cost.

In my opinion its better to construct from bottom - up rather than up - down. Even when we construct with pillars we would not get proper joint between walls.
Experts can comment here.

- Anil

[sunkumar]

About basement i got to know that parking is not allowed but you can have other things in basement for a 30x40 plot. I was also very much planning for a basement before I got to know this and was disappointed.
Good that I posted here since I got good points from sachin and anil. Something to consider before finalizing.
Sriram : Two things that are making me think about constructing even though I dont have enough cash is that prices are going up and also instead of paying a rent of 10-14k better to pay another 10-12 thousand more and build what is absolutely necessary and at the same time avoid the burden of huge loan. Although I can afford the emi of a higher loan with things being so uncertain I really dont feel like going for a huge loan unless necessary.
dream_home: I have followed your post and admired the way you constructed your home with tight hold on all stages, but I not confident i will be able to do the same.
Other inputs are most welcome.