Cost guide · 2 BHK · Mumbai region
₹12–25L
Total project · 12–25 lakhs · ex. white goods
What a2 BHK actually costs in the Mumbai region.
Carpet area
720 sqft ref
Per sqft rate
₹1,950–3,500
Delivery
~3.5 months
Typical spread
+6 to +12%
01 · THE HONEST ANSWER
The most-quoted configuration and the most misquoted.
The number depends on two things scope (new flat vs renovation) and finish grade. Below: how each trade moves the total, what each scope includes, and the five mistakes that inflate the final invoice past the BOQ.
The most common call we get and the one with the widest spread between quotes. The honest answer: a 720 sqft 2 BHK costs ₹11.5 lakhs with new-flat scope and ₹14–16 lakhs once renovation civil is involved.
Two extra rooms means a second wardrobe, more light points, more running feet of kitchen and that is exactly where the misquoting happens. The same brief comes back at ₹9L from one studio and ₹19L from another, because nobody has agreed on the spec. The split below is what every honest 2 BHK quote should resolve to.
50+
Homes delivered
7
CLARITY gates
100%
BOQ itemized
47
Handover checks
02 · WHERE THE MONEY GOES
One bar. Six trades.The whole budget.
The split holds for every 2 BHK whether new flat at ₹11.5L or renovation at ₹14–16L. Civil & finishes applies only when walls open; on a new-possession flat that slice moves into modular and furniture.
Modular 42%
Civil 18%
Furniture 16%
Elec 12%
7%
5%
Modular & joinery
42%
Kitchen + three wardrobes. The bulk of every 3 BHK.
Civil & finishes
18%
Reno only — demolition, tiling, waterproofing.
Furniture & soft
16%
Sofa, dining, three beds, curtains, blinds.
Electrical & lighting
12%
Points, wiring, fixtures, cove + track.
Design fee
7%
Drawings, specification, site supervision.
Contingency
5%
Visible in the BOQ. Unspent, it is returned.
Modular & joinery
42%
Kitchen + three wardrobes. The bulk of every 3 BHK.
Civil & finishes
18%
Reno only — demolition, tiling, waterproofing.
Furniture & soft
16%
Sofa, dining, three beds, curtains, blinds.
Electrical & lighting
12%
Points, wiring, fixtures, cove + track.
Design fee
7%
Drawings, specification, site supervision.
Contingency
5%
Visible in the BOQ. Unspent, it is returned.
03 · NEW FLAT VS RENOVATION
Same flat. Two scopes.
A new-possession flat and a 15-year-old renovation same 1,050 sqft, different cost because different work. Civil & finishes is the entire gap between the two columns.
SCOPE · NEW FLAT
₹11.5L
720 sqft × ₹1,600 / sqft
Modular
Joinery
Finishes
Furniture
Process
Excludes
SCOPE ·RENOVATION
₹14–16L
₹11.5L + 25–40% civil
Demo
Plumbing
Tiling
Civil
Liaison
Buffer
Actual cost depends on material grade, vendor selection and scope additions. Final number confirmed by BOQ after the design phase.
A REAL BOQ
The number on the paper. Line by line.
Below is a real BOQ from a delivered 2 BHK project sections, items, units, rates. Client name, address and a handful of specific rates are redacted; the structure is exactly what you’d receive at Gate 05 before signing. Sample format use it to compare what you’re being shown elsewhere.
Six redactions above: four where the rate is the kind of thing studios try not to share, two where the client preferred their numbers not be public. The structure sections, units, quantities, vendor names is exactly what every BOQ we send out looks like.
05 · QUOTE AUDITS
Five mistakes that inflate the final invoice.
The patterns we see most often when a client brings us a 2 BHK quote to audit. Each one is avoidable with a specified, two-list BOQ.
01
Lump-sum quotes with no spec attached.
If your quote lists modular kitchen at ₹3.5L with no spec, you are comparing nothing to nothing. The same kitchen costs ₹2.4L in particle board and ₹5.5L in BWP with Hettich tandem drawers.
₹3.1L
swing on one line
02
No visible contingency line.
Any honest renovation quote includes 10–12% contingency. If it is not visible, it is hidden in inflated rates. We itemise it so you can see what is spent and what is returned.
10–12%
itemise it
03
Modular brand confusion.
Most quotes say Hettich fittings but do not specify which line the range between Hettich InnoTech and Hettich Atira is 3x. Across two wardrobes and a kitchen, that compounds fast.
3×
same brand
04
Light layers under-counted.
A 2 BHK needs roughly 35 light points for basic, and 70+ for a designed scheme. Each point is ₹950 plus wiring. The electrical line can swing ₹40,000–₹80,000.
₹40–80k
count the points
05
Items unlisted without the dash mark.
Every competent BOQ has two lists: included (bullet) and excluded (dash). If there is no exclusion list, everything that appears mid-project feels like a surprise.
Two lists
incl. & excl.
06 · FROM THE JOURNAL
Further reading.
Field notes and methods from the studio the thinking behind the numbers above.
FAQs
What a 1BHKcosts the next scale up
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Reading a kitchen BOQ the eight lines that matter
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What a 3 BHK costs the most-quoted configuration
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Why we show a contingency line on every single quote
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