Why is the on-road flat price 20% to 25% higher than the advertised Base Price?

The advertised Base Selling Price (BSP) only covers the basic structure. The final 'on-road' price includes Floor Rise Charges (₹50–₹100/sqft per floor), PLC charges (park/corner facing), Clubhouse & Amenities infrastructure (₹3L–₹8L), BESCOM/BWSSB utility connection deposits (₹3L–₹5L), Car Parking (₹3L–₹6L), Advance Maintenance & Sinking Fund, 5% GST, and Karnataka Stamp Duty & Registration (~7.6%).

How are Floor Rise Charges (FRC) calculated in Bengaluru?

Most builders apply an FRC rate (typically ₹25 to ₹75 per sq.ft.) starting from the 4th or 5th floor onwards. On a 1,500 sq.ft. flat on the 15th floor with a ₹50/sqft floor rise from the 4th floor, the additional charge is 1,500 × 11 × ₹50 = ₹8,25,000!

Are BESCOM and BWSSB deposits payable to the builder or the government?

These are statutory infrastructure charges collected by the builder to install transformers, high-tension lines, STP connections, and Cauvery water distribution networks, and are subsequently remitted to BESCOM and BWSSB authorities on behalf of the project.

What is the difference between Advance Maintenance and Sinking/Corpus Fund?

Advance Maintenance covers routine operational expenses (security, housekeeping, common electricity, landscaping) for the first 1–2 years. The Sinking/Corpus Fund is a permanent reserve deposit handed over to the Apartment Owners Association (RWA) for long-term structural repairs and equipment replacement.

Is GST charged on all components of the builder price sheet?

Under Indian GST law, a 5% GST rate (without ITC) applies to the total construction value of non-affordable residential apartments, including amenities and car parking. Ready-to-move properties with an Occupancy Certificate (OC) are completely exempt from GST (0%).

Can car parking charges be separately billed by builders under RERA?

Under Supreme Court rulings and RERA regulations, open parking cannot be sold separately as it is part of common areas. However, builders can charge for designated covered basement or stilt car parking spaces as an exclusive amenity under the agreement schedule.

Home Buyer Pricing Tool

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Decode the real on-road flat price and unmask hidden builder charges.

Uncover hidden builder quotation line items: Base Selling Price (BSP), Floor Rise Charges (FRC), Preferential Location Charges (PLC), Clubhouse & Amenities, BESCOM/BWSSB deposits, Advance Maintenance, GST (5%), and Karnataka Stamp Duty & Registration (7.6%).

Builder Cost SheetOn-Road PriceHidden ChargesFloor RisePLCBESCOM BWSSBGST 5%Karnataka Stamp DutyBuilder Cost SheetOn-Road PriceHidden ChargesFloor RisePLCBESCOM BWSSBGST 5%Karnataka Stamp Duty

Scope - Bengaluru and Pan-India builder price sheet analysis and all-inclusive property cost calculation

<- All Tools Official source Download Cost Sheet Checklist PDF

Decoded On-Road Cost Output

All-inclusive flat cost beyond basic builder quotation.

Super Built-up Area (SBA)

sq.ft.

40010,000

Quoted Base Rate (BSP)

Rs./sqft

₹2,000₹50,000

Floor Number

150

Floor Rise Rate (above 4th floor)

Rs./sqft

₹0₹200

Preferred Location Charge (PLC)

Rs./sqft

₹0₹1,000

Clubhouse & Amenities Fee

Rs.

₹0₹20,00,000

BESCOM & BWSSB Power/Water Deposits

Rs.

₹0₹15,00,000

Designated Covered Car Parking

Rs.

₹0₹15,00,000

Base flat cost is ₹1,12,50,000. The full on-road price is ₹1,49,84,440, adding an extra 33.2% in infrastructure, amenities, GST, and stamp duty.

Total On-Road Cost

₹1,49,84,440

True on-road rate: ₹9,990/sq.ft.

Hidden & Additional Charges

+33.2% (₹37,34,440)

Floor rise, PLC, infra, GST & stamp duty added to base ₹7500/sq.ft.

Statutory Taxes (GST + SRO)

₹16,69,440

5% GST (₹6,57,500) + 7.6% Karnataka Stamp Duty (₹10,11,940).

Amenities, Parking & Deposits

₹14,65,000

Clubhouse, BESCOM/BWSSB, parking, and 12-mo maintenance corpus.

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Reviewed July 4, 2026

A quoted flat price of ₹1 Crore on a marketing brochure routinely inflates to ₹1.22–₹1.26 Crores on the formal builder cost sheet. Overlooking floor rise, amenities infrastructure, utility deposits, and taxes can disrupt your home loan eligibility.

Use PE Realtors' Builder Price Sheet Decoder to itemize every charge, calculate true all-inclusive cost per square foot, and negotiate from a position of total clarity.

Accuracy note

This page is built for early budgeting and document readiness. Final amounts, status checks, and legal conclusions should be verified through official portals and professional review.

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Builders add 20%+ in extra charges beyond basic BSP. Our advisory team verifies RERA compliance, audits floor rise/PLC, and negotiates the best all-inclusive price.

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Decode the real on-road flat price and unmask hidden builder charges.

Evaluating a builder quotation? Don't miss hidden line items.

Unmask hidden builder quotation markups before paying token money

Accuracy note

Let PE Realtors audit your builder price sheet & negotiate

FrequentlyAsked Questions

Why is the on-road flat price 20% to 25% higher than the advertised Base Price?

How are Floor Rise Charges (FRC) calculated in Bengaluru?

Are BESCOM and BWSSB deposits payable to the builder or the government?

What is the difference between Advance Maintenance and Sinking/Corpus Fund?

Is GST charged on all components of the builder price sheet?

Can car parking charges be separately billed by builders under RERA?

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Frequently
Asked Questions