11 Guidance and tips to buy a residential plot

documents to be verified before buying a land
documents to be verified before buying a land

11 Important guidance tips to see before buying land | Don't buy a plot without reading this article

buying a land

documents to be verified before buying a land

Owning a piece of land and building a home of your likings is a dream for many of us. Buying a property is highly capital-intensive, and any mistakes made during the process can cause a great deal of trouble to the buyer. 

Buying a plot of land is a very tricky affair especially with so many people creating fake documents and other forgeries. It is very important to exercise due caution while examining the property documents.

In this article, I will talk about all the documents a buyer has to seek and check and also things you have to make sure before buying a land.

TABLE OF CONTENTS

buying a land

documents to be verified before buying a land

The following blog will be providing information on the above mentioned topics in detail. You can also directly skip to a particular topic by clicking on it, however we recommend you to read the entire blog to have a full idea about how to choose a residential plot.

1. Verification of the documents

Paperwork, paperwork, paperwork, this might sound like a nightmare but it is really important. This is a must if you want to spare yourself from the troubles later.

documents needed for house construction

 

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buying a land

documents to be verified before buying a land

You must insist on a clear title-deed from the seller. Check if the land is in the owner’s name and if he/she has the full right to sell it. Also, check if he/she is the sole owner of that piece of land. While receiving the photocopy of the deed please cross check with the original deed also.

Once you receive the title-deed, scrutinize it. To check these documents you can search for the title deed on the registration website of the state government and don’t forget to consult your lawyer to be sure. 

buying a land
documents to be verified before buying a land

The next document you need to verify is EC. Check EC for min 12 years if possible 30 years,(20 of them would be computerized and remaining years would be non-computerized data) must be examined before you proceed any further.

This document can be obtained from the sub-registrar’s office where the title-deed is registered. This document will help you to figure out if the plot or land is free from any legal dispute or unpaid dues and also helps you to know whether the person selling the land is the owner of the plot or not.

EC-tips on select a residential plot

If he/she is not the proper owner of the land, then check whether the person who is going to sign on the purchase agreement has power of attorney. In many cases, a person who has the power of attorney employs some other person to sell the property and sign on the purchase agreement documents. Note that this is not legal and shouldn’t be allowed. A person with either the EC in his/her name or a person with power of attorney only can sign on the purchase agreement. 

For free online encumbrance check in tamilnadu check this link

Make sure you check the previous tax receipts like a vacant land tax of the property. Ask for the originals again to make sure all the payments are paid properly so that there won’t be any legal complications or any surprise expenses after you buy the land.

buying a land
documents to be verified before buying a land

This certification needs to be checked if you are buying a property that’s been up for resale. This certificate will be issued by the bank indicating that the loans if any on the property have been paid.

Make sure that the local authorities have given the all-clear on the plot of land you are going to buy.

If the owner of the land is an NRI, then make sure you get the Power of Attorney (POA) from the seller.

buying a land
documents to be verified before buying a land

Patta has details about the property size, history of property ownership, dimensions etc and it should be in the owner’s name.

Patta:tips on choosing the residential plot

Patta

Chitta:Guidance and tips to buy a residential plot

Chitta

Make sure you verify this Patta of the land. Also, check the Chitta and FMB sketch(Field Measurement Book) also.

FMB sketch:Guidance and tips to buy a residential plot

NA(Non-agricultural) order:

Last but not the least you must check the NA(Non-agricultural land) order.By default, all the land in India is agriculture land unless it is designated for some other purpose by the government? Yes, you heard it right. Interesting isn’t it?

Before constructing any type of building (Residential or Commercial or Warehouses or Industrial) one has to first convert the land to non-agricultural land (NA).

There are various types of NA: Those are

  • NA – Residential 
  • NA – Commercial
  • NA – Warehouses
  • NA – Resort
  • NA – IT/ITeS

Just because the land has NA doesn’t mean you can start building up, check if it is of the residential scheme. You cannot build the residential home in a commercial or a warehouse or a resort scheme. Only residential building can be built on residential NA and same for the others NA’s too.

So make sure you ask for a copy of NA – Residential order issued by the Town Planning Authority from the seller before proceeding. There is a thing called NA approved plots by the collector, never believe such misleading things.

documents to be verified before buying a land

One should verify the identity of the seller similar to verifying the deed title of the property. If the land/plot is sold by an agent make sure you double-check the owner’s info. Ask for the owner’s details and identity(Aadhar card for instance). The buyer should make sure that the seller has all the rights to sell the property.

To verify the identity of the seller check the below documents mentioned below:

  1. Residential proof and nationality of the seller.
  2. In case the land/plot is held jointly, identify all the owners.
  3. Whoever the seller is(company or partnership firm or an individual or a group of individuals)make sure the person executing and registering the sale deed is duly authorized.
  4. If the property is held by a minor or person of unsound mind or an NRI make sure you get the Power of Attorney (POA) from the seller.

 

documents to be verified before buying a land

After check the tiresome paperwork’s it is time for some ground realities. Here are a few things that you have to check before buying the land or property.

You must undertake a survey (get help from surveyor) and confirm the extent and dimensions of the plot. After buying it is advisable to find the extent of the land and set the boundaries after buying, this will help you prevent unauthorized person enjoying the property.

Guidance and tips to buy a residential plot:land measuring

documents to be verified before buying a land

For each and every locality this may vary. For instance,if we take Chennai within the Chennai limits each locality will have different FSI value.

If the land area is 1000 sq.ft and the buildup area that can be constructed in this land would be maximum 2000 sq.ft taking into account of maximum FSI i.e. 2 in Chennai. In certain areas the FSI can be 1.5 or 1.75 also. Make sure you buy a land with a good FSI value so that you can get maximum benefit from it.

Check if drainage connection is available in that locality. If not you have construct septic tank or water recycling tank which will an additional cost during the construction process.

documents to be verified before buying a land

Make sure you check if the electrical lines are already present or it has to be done newly, suppose if an electrical pole is 100 feet away from your land, for giving a new connection you have to pay some amount to the Tamilnadu electricity board to add an electricity pole near your plot and get electricity connection for your plot which will be an additional cost for you after buying the land.

documents to be verified before buying a land

Check if the land is located in a newly developed area if this is the case roads will be developed in the future. So keep in mind that the foundation height has to be increased while constructing the house.

Also,check the land level from the road level, if it is below road level we need to increase the land height and also foundation height, which will be an additional cost.

Also if it’s a newly developed plot by a developer/builder if the soil is filled to raise the height of the plot. If that’s the case you may have to lay a pile foundation for your construction.

Ex: In some places, the natural ground level will be 5 or 6 feet below road level and the developer would have filled soil to raise the height of the plot. For  normal house construction, we will have a foundation depth of 6-8 feet below the natural ground level.  In this case, natural ground level itself is below 5-6 feet and we have to go 6-8 feet from that. So the total foundation depth will be around 12-15 feet, where pile foundation is the only solution.

We cannot lay the foundation in artificially filled soil as it will be very loose and not strong enough to hold a foundation. There will be too much soil settlement once the construction is completed to the building weight.

documents to be verified before buying a land

Check the type of soil before making any decisions. It shouldn’t be clayey soil, if it rains water won’t be absorbed easily so mosquitoes breeding occurs, also bearing capacity will be less compared to other soil types. This, in turn, escalates the foundation cost.

If the soil bearing capacity is low, pile foundation has to be laid which will cost you more than normal foundation.

Before finalizing the land get a water diviner and check the water level in the plot, it will hardly cost Rs.2000 for checking it scientifically we are going to invest lakhs of amount in purchasing a land, it’s better to spend a small amount like this to ensure the water availability.

Also, make sure you ask about the water quality in the neighbourhoods if possible get a sample and test it. If it is hard water it will spoil your appliances like Motor, washing machine. Also if hard water is used for construction purpose quality issues arises so it’s better to test it beforehand and do some preventive measures like treating making it good for construction and other purposes. We can test the quality of water using low cost portable devices like these

Even after construction, you have to either desalinate or buy water in lorries and fill the sump regularly if the water is not available or it’s not of good quality. Even if you are ready to pay for lorry water in summers water will be in high demand, you might not get water. So make sure you check this before finalizing.

 

Check if the plot location and its growth. Do your research. Instead of buying in a fully developed area, which is way too pricey, buy in a locality, which is under development this way you can save some cost.

Also check if the basic amenities like the grocery store, hospitals, ATM, schools, colleges etc. are available in that locality.

Make sure you check the potential growth of the plot before making a decision.

 

  • Sale Deed is the document written by a Government licensed Document writer that needs to be registered in the office of sub-registrar to make the sale happen. Until the sale deed is written, you are not the legal owner.

sale deed:tips on buying a residential plot

  • Get the receipt from payment of stamp duty charges once you have added registered the land in your name.
  • Next is to get the house plan approval, if you buy a plot that is approved one you can skip this step otherwise you have to get planning permission from the government. This is a time-consuming process; you can get a professional to help you with this. I strongly recommend you to check this article to know more about how to get planning permission from the government.

Top 9 house construction tips

house construction tips
house construction tips

Top 9 house construction tips | Read this blog before starting your house construction

Building your home from the ground up allows you to tailor your home to suit your tastes and needs. But it can be a tricky, stressful and time-consuming process. Don’t worry, we are here to help you, here are 9 tips from experts that will help you through the pain and stress-free new home construction process.

house construction tips

house construction

TABLE OF CONTENTS

house construction tips

house construction

The following blog will be providing answers to the above mentioned questions in detail. You can also directly skip to a particular question by clicking on it, however we recommend you to read the entire blog to have a full idea about house construction and how to prevent it from having any time or cost overruns.

1. Finding the right construction plot for you

While choosing a plot once should keep in mind the plot should be located in such a location that there will be potential developments in the future so that you can save some money.

Check the road width of the plot before choosing.  Also the selected plot should not be lower than the level of the road, since this increases the construction cost later on.

plot

Also, when you are looking for a plot, you should focus on buying land that already has planning permission.

Some plots are sold without planning permission. These plots without planning permission can be often tempting because they go for a lot less money than plots with planning permission.

Getting planning permission can be a really stressful and time-consuming job. So it is better to buy plot with planning permission.

house construction tips

house construction

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house designs

2. Coming up with design ideas

Now that you have chosen the plot and brought it. It’s time to come up with some design ideas for your house. Think and discuss with your family about your requirements and note it down. How many bedrooms do you want?

Are you going to build one floor or duplex or multi-storey, so that you can live in one house and remaining houses can be rented out? This all depends on your budget and your needs.

Once you know your requirements check out Pinterest for design ideas according to your needs and requirements.

There are tonnes of ideas available on the internet today and pick a few of your liking. Create a Pinterest board for each room of your house. What will the layout of each room be? In what size you want each room to be etc.,

This not only helps you with a plan but also it is a great point of reference to show your builder or architect.

house construction tips
house construction

3. Designing your house

Once you know all your requirements and you have the plan ideas, you can ask the builder or the architect to design.

Communicate your requirements clearly to them. Make sure you go through this design process before starting the construction. This will avoid costly mistakes in future.

For instance: In design phase, if you don’t like the elevation or you want to change the size of the room it can be done, but once constructed if you want to do rework it will cost you 10 times more.

house construction tips
house construction

4. House construction budgeting

Call few building contractors and get an idea of how much is the cost per sq.ft and also ask them what are included in the cost per sq.ft and what’s not included and come up with an approximate budget for your house construction.

budget

Calculate the cost of the items that are excluded from this cost and add up to the budget.

For example, if the building contractor says sump, septic tank and compound wall would be charged extra. Come up with the litres of the sump you would need and calculate it’s cost and add to the total budget.

house construction tips
house construction

5. Make room for an additional cost in the budget

Always add 10-15% extra to this cost for unforeseen circumstances.

Here are a few examples, which can add up the cost:

  1. You might want to upgrade the bathroom fittings or electrical or plumbing material to match your expectations.
  2. You might think of opting for solar panels. These things will definitely cost you extra.
  3. Building plan approval cost: If your land is unapproved you have to get approval from the government. Check here to know more about building approval.
  4. Altering the land before construction can start: If the land you have purchased is below the road level. The Soil has to be filled before starting the construction process or If there is a lot of trees, haul in dirt, grade or remove large rocks, that has to be cleaned expenses will increase.

Research on all these additional costs and decide if you can afford the cost of the construction all by yourself or you have to take a loan for construction. If you have to get a loan from the bank.

Check with the bank for a housing loan before proceeding further. The bank loan will be provided depending on the cibil score.

Recently most of the banks provide loan for both land and construction. Enquire it before taking any step ahead.

house construction tips
house construction

6. Hiring a building contractor

  • If you are someone who has prior knowledge in building construction and if you have time to manage the construction project you wouldn’t need the expertise of a building contractor.

    But if you are someone who doesn’t have time and expertise to manage the construction project we would recommend you to find a building contractor to do the work for you.

    Here are some of the interview questions that will help you find the right building contractor:

    1. Ask how much does he charges per sq.ft
    2. Ask about the material specifications for the cost mentioned and also know about what is included in the cost and what is excluded.
    3. Ask him if you can customize the materials used for construction and if so what would be the additional charges for that.
    4. Know who is going to supervise the work and at what frequency he will be visiting the site.
    5. Ask him how do they keep up the quality of work.
    6. Know their construction process right from the planning phase.
    7. Ask him about his previous projects and experiences. Visit their previous projects and check the construction quality.
    8. Ask him if they have an in-house architect team and if yes check their sample design works.

    I strongly suggest you read this page to know more information on hiring a building contractor

house construction tips

house construction

agreement

7. Construction agreement

  1. Make sure to have a construction agreement written between you and the building contractor. Ask him to mention each and every detail clearly and go through the entire document a few times before signing up.

  2. Make sure it includes a detailed plan, warranty, insurance information, detailed costing, payment stages and schedule, material specifications.

house construction tips

house construction

8. Anticipate the Delays

  1. Ask your building contractor about the project delays before signing up the agreement.

  2. Delays may occur due to material unavailability, labour unavailability or any natural calamities.

house construction tips
house construction

9. Make sure there’s labour risk insurance

Make sure the building contractor you choose, offer insurance for the labours working at the construction site.

For instant: If a labour falls off from a ladder while working in the construction site and breaks his hips or legs. If the builder has insurance it will be covered up otherwise you will be liable to pay the whole amount or at least 50% of the hospital expenses. So make sure the building contractor provides insurance to the labours working. Moreover, it will only cost 5000 or 6000 for a project.

Read more about the insurance here

10. Conclusion

We hope these tips will help you with the construction process. Choosing the right team of experts, and having a clear vision and money in your pocket, will help make the house construction much easier.

How to get building plan approval or planning permission in Chennai?

Planning permission or building plan approval
Planning permission or building plan approval

How to get building plan approval or planning permission from in Chennai?

Planning permission or building plan approval is very important to turn a piece of land into a viable building plot.

In this blog you will understand the process of plan approval from the government for both residential and commercial, it’s importance, the cost involved, timeframe etc.

Planning permission is an important process when you are planning to build a residential home or commercial construction or for adding an extra floor in an existing building.

Planning permission is a key to get a house loan or any construction loan from any bank.

Most of the time getting government approval can be time-consuming and even stressful; it is better to leave it to the professional hands.

Contact Hire and Build to get plan approval from the government for both residential and commercial construction.

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These are the questions which will be answered below:

  1. What is Planning Permission or building plan approval?
  2. How To Get Plan Approval For Residential Building In Chennai?
  3. How Long Does the Planning Permission for Construction Last?
  4. What are the documents that need to be attached to your application?
  5. How Much Does a Planning Permission Application Cost in Chennai?
  6. When do I need Planning Permission or building plan approval?
  7. Why Should I go to a Planning Consultant to Help Secure Planning Permission?
  8. To whom should you file the application for building plan approval?
  9. On what basis Planning Permission will be granted?
  10. Will my site be inspected?
  11. Can I change the design after obtaining the building plan approval or Planning Permission?
  12. Can I Build a House Without Planning Permission?

What is Planning Permission or building plan approval?

Before undertaking any building construction in Chennai you have to get Planning Permission from the CMDA or Municipality Township or Panchayat Union, which is, must under the Town & Country Planning Act. 

Planning permission is the key with which you can turn a piece of agricultural land into a viable building plot.

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  • Building plan approval

How To Get Plan Approval For Residential Building In Chennai?

For getting plan approval from the government you have to submit the filled form to the CMDA office or Municipality Township or Panchayat Union.

There are two types of forms available. Form “A” is for laying out the lands for building purposes and Form-‘B’ for all the other developments like residential, commercial buildings.

You can get this application form by paying the fees for the form and get from these offices (Chennai City Municipal Corporation or Municipality Township or Panchayat Union).

CMDA office won’t sell these forms, you have to fill these applications directly with the Corporation or local body.

How Long Does the Planning Permission for Construction Last?

The permission you get from the government is valid for 3 years from the date of issue. 

You can renew the planning permission for another 3 years by applying within the validity period.

Avoid buying a plot with planning permission that is about to expire, because you won’t get time to even get started but you would have paid more than for a normal plot in the same place.

What are the documents that need to be attached to your application?

You should submit five copies of plans showing:

  1. A detailed site plan with the floor plan of the proposed structure clearly indicating the dimensions and set back from the property boundaries.
  2. Plan, elevation and sectional details of the building, which is proposed to be constructed.
  3. Key plan, which shows the location of the site. All these plans and the applications should be signed by the applicant and an Architect or a licensed Surveyor.
  4. Clearance from the respective authority (whenever necessary)
  5. Sale deed or Lease deed and Patta to establish your title to the land.

Documents needed for planning permission

How Much Does a Planning Permission Application Cost in Chennai?

 The cost of submitting a planning application varies across Chennai.

The cost of planning permission depends on the land area, construction area of the building and the number of kitchens.

For example, if the land area is 1000 sq.ft and the buildup area in this land would be maximum 2000 sq.ft taking into account of maximum FSI i.e. 2 and for one kitchen the cost would be approximately Rs.50,000- 80,000/-.

This is just an approximate costing. This cost varies across Chennai.

planning permission cost

The real cost for obtaining planning permission can be known only after preparing the plans and documents and submitting to the concerned authority.

Also bear in mind that you also have to pay a licensed surveyor for making the plan to submit along with the application in the approval office.

When do I need Planning Permission or building plan approval?

If you are creating a new dwelling (You are building from scratch or if you are subdividing an existing building) you will need to get planning permission.

Planning permission is also required when you are adding another floor in an existing building.

Smaller additions or home improvements like interior designing or adding modular kitchen won’t require permission from the government.

Why Should I go to a Planning Consultant to Help Secure Planning Permission?

Appointing a planning consultant before buying a plot will save you tones of money on buying a project that turns out not to be feasible.

Building plan approval consultants have full knowledge on this matter so they will advise you to go with the best suitable options available.

Also getting government approval can be time-consuming and even stressful most of the times; it is better to leave it to the professional hands.

Contact Hire and Build to get building plan approvals from the government for both residential and commercial construction.

To whom should you file the application for building plan approval?

In Chennai for special buildings(Ground + 3 floors) and Multi-storeyed building (more than 4 floors), applications should be directly admitted in CMDA.

Other ordinary building plan approvals application can be submitted to Chennai City Municipal Corporation / Municipality / Town Panchayat / Panchayat Union depending upon location.

On what basis Planning Permission will be granted?

Planning permission will be granted based on the Master Plan or the Detailed Development Plan. This plan should compel with the Development Regulations.

Concerned government office will refuse to provide planning permission or building plan approval if it does not satisfy the development regulations.

Building plan approval

Will my site be inspected?

 Yes, your site will be inspected before providing the planning permission by the Building Plan Inspector / TownPlanning Officer of the Local Body /Officers of CMDA.

Can I change the design after obtaining the building plan approval or Planning Permission?

 You can make minor alterations in the Master plan that you have submitted in CMDA.

However, for making major alterations to an approved plan, permission has to be obtained.

A revised plan showing the deviations should be submitted along with the original master plan to get approval. So it’s better to decide before applying for building plan approval.

Can I Build a House Without Planning Permission?

No, you have to get planning permission for building construction. If it is carried out without proper permission can be demolished or kept under lock and seal under the Act.

Which is the best cement for house construction? OPC or PPC or PSC.

opc vs ppc vs psc best cement
opc vs ppc vs psc best cement

Best cement for house construction. best cement for house construction in India

Which is the best cement for house construction? OPC or PPC or PSC.

If you have this question in mind, which is the best cement for house construction? You are at the right place, read this blog to know the best cement to use depending on the type of construction work.

There are so many types of cement available in the market and depending on the type of construction work, cement must be chosen.

Mainly 3 types of cement are generally used for house construction.

They are:

  • Ordinary Portland Cement (OPC).
  • Portland Pozzolana Cement (PPC).
  • Portland Slag Cement (PSC).

Best cement for house construction. best cement for house construction in India,best cement for house construction in India we are doing best construction. know which is the best cement for house construction in india here

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1.Ordinary Portland Cement (OPC):

There are three grades of OPC available:33 grade,43 grade and 53-grade cement.

Cement grade is based on the compression strength (Mpa) of the concrete that will attain after 28 days of setting. Grade 33 refers to the cement attaining compression strength of 33 Mpa in 28 days of setting. This is same for 43 and 53 grades of cement.

Grade 33 and 43 were used for construction in the past. As per IS standard code Grade 53 grade of cement is recommended for house construction.

53-grade cement can be partially replaced with 20% of fly ash by the weight of cement in the construction site and can be used.

Partial replacement of cement by fly ash not only saves cost but also improves the durability properties of cement due to the pore refinement (achieved by adding fly ash). This also increases workability and increases strength. OPC cement is used for structural elements like beams, columns etc. Since OPC gains strength early it has a higher heat of hydration and due to this, cracks are formed.

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best cement

2.Portland Pozzolana Cement (PPC):

PPC cement is generally used for plastering, brick masonry and waterproofing works. PPC has a lower heat of hydration and it is prone to fewer cracks compared to OPC. PPC has lower strength than OPC but PPC provides better workability and finishing than OPC. PPC provides greater resistance to chemicals.

best cement

3.Portland Slag Cement (PSC):

PSC is used for structures built near the sea shore. PSC provides excellent resistance to sulfate and chloride. PSC has excellent corrosion resistance properties, hence it is widely used in coastal regions, sewage disposal, and water treatment plants.

best cement pic

 

Conclusion: Which is the best cement for house construction? OPC or PPC or PSC?

When it comes to choosing the best cement for house construction you should keep these things in mind.

  1. What kind of work is done? OPC is good for structural elements (beams, columns, slabs etc),PPC is very good for plastering and finishing.
  2. After how many days you want to remove the formwork? OPC takes lesser time to set than PPC.
  3. If you are construction near seashore areas, PSC must be chosen over PPC and OPC because of its excellent corrosion resistance properties.

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How much does it cost to build a house in India?

How much does it cost for house construction in India
How much does it cost for house construction in India

How much does it cost to build a house in India?

Owning a house in India is like everyone’s dream and an important decision in one’s life. When you have decided to build a house. You get a question right how much does it cost to build a house in India?

According to the data collected cost to build a house in India varies from Rs.1500-2000/- per sq.ft and you also should know that the cost to build a home could vary widely based on where you live.

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house construction cost breakup

Main house construction cost involved in building a house


There will be a little difference in the cost of the house each year and here are some of the main costs involved in building a house.

  1. Constructing foundation is the starting point when it comes to building a house. This is the one, which transfers the entire weight of the building safely to the soil. Excavation and foundation can account for about 24% of the total cost of the building.

In India for house construction, if you are going to get a bank loan you will get the bank loan amount only after the foundation of the building is constructed successfully.

  1. Next comes the block or brickwork, it would account for about 11.3% of the entire cost. This includes the cost of the material (aac blocks or bricks) transportation and labour.
  2. Plastering for the building alone will run about 6% of the home’s total cost.
  3. The shell of the house windows and doors accounts for 6.4% of the house construction cost. This cost also includes the grill provided along with the window.
  4. Labour cost for plumbing, electrical and painting works alone accounts for 6%.
  5. Plumbing, painting and electrical materials all together cost around 6.3%.
  6. Flooring tiles can eat up another 6.7% of the entire cost of construction.
  7. This is the final main cost involved in building a house, roof concrete costs around 7% of the overall cost of the structure.
  8. Others items like staircase, handrail, waterproof, labour cost, terrace weathering and parapet wall accounts for 25.8%

 

Additional costs to build a house (not included in the cost per sq.ft)

 

Now that we have seen all the basic or main cost to build a house, it doesn’t end there. Generally these costs are not included in the cost per sq.ft because these requirements vary from person to person.

For example: One customer may require compound wall on all four sides the other customer may require only on two sides. Each of them may have different height requirement when it comes to compound wall.

Likewise one customer might require septic tank, the other will not require septic tank as there will be a drainage connection.

Since these kind of requirements cannot be generalized for every customer, they are not usually included in the construction cost per sq.ft.

Here are a few more extra costs involved that you need to know.

  1. First one is the cost of land or plot, this cost completely varies for each city and also within the city it varies based on each locality.

Let’s take Chennai, for example, 2400 sq.ft land in Anna Nagar may cost around Rs.4 to 5 crores whereas in Kolathur it would cost around Rs.1.5-2 crores.

  1. You’ll need government approval for construction, of course-it varies from Rs.50,000 to Rs.70,000/- per kitchen in Chennai. Depending on each approval location this may vary.
  2. You may also have to pay vacant land tax for the years the land or plot was vacant before you buy it.
  3. In cities like Chennai, Bangalore, Mumbai for interior designing such as wardrobes, modular kitchen etc may cost you from Rs.600-1500/- per sq.ft depending on the area, scope of work, kind of work and brand of materials you choose.
  4. If you are planning to go with solar for each 1kwh it would cost 1 lakh with battery backup, and without battery backup it would cost approximately Rs.75,000/- for hybrid solar power system.
  5. For sump, the charges would be approximately Rs.18/- per litre and for a family of four would require a minimum of 10,000 litre and this costs around Rs.1,80,000/-.
  6. If there is no drainage provided in the locality where your plot is located you have to construct septic tank and this would cost you approximately Rs.1,50,000/- for a family of four.
  7. The basic cost of a compound wall is about Rs.800/rft for precast concrete posts with slabs and compound wall made with bricks with beams and column for 6 feet height from the ground level would cost about Rs.3500/rft. This cost includes the granite, marble or tiles on it(up to Rs.750/rft).Check out more details about the cost of the compound wall here.
  8. Next comes the cost of elevation of your house, this varies depending on the material we choose and design. Let me show you some examples below.

A simple elevation like this would cost Rs.30,000/- approximately.

cost to build a house

Whereas a premium elevation like this would cost approximately Rs.10,00,000/-.

premium house
  1. Structural design and architectural charges would be somewhere about Rs.20/- per sq.ft so for a 1000 sq.ft it would cost approximately Rs.20,000/-.
  2. Soil testing is really important to find out the strength of the soil in your plot and design the foundation accordingly. So for a pit, it would cost approximately Rs.10,000 and for 3 pits it would cost Rs.30,000/-.

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