Pricing · The full machinery
Updated · Spring 2026
Sheet 01 / 06
Pricing you can read.
Most studios quote a number. We hand you a method, a framework, and a bill of quantities.
On this page: how we price, what’s in each package, a live calculator, a sample BOQ from a finished project, and the rules that govern the only times a number ever moves.
· This is the long version. If you'd rather talk first, the consult is free.
On this page
01 · METHODOLOGY
The CLARITY framework, gate by gate.
Seven gates between the first call and the handover. Each one ends with a deliverable you can hold, a sign-off you can read, and a number that's either confirmed or still bracketed. Nothing skips ahead. Nothing changes without a written variation. The framework is the contract between us — not the marketing.
GATE 01
CONSULT
A free, structured conversation. Your home, the brief, the constraints, the must-haves, the must-not-haves. We share past work and a rough budget bracket — not a quote. You leave with a written summary, not a pitch deck.
You walk away with
Brief summary (PDF)
Rough budget bracket
Project feasibility note
Duration
60–90 min
GATE 02
LAYOUT
Site survey, measurement drawing, and two layout options — drawn to scale, with circulation diagrams. We discuss trade-offs in plain language: what you gain, what you give up. One option is selected; we proceed.
You walk away with
Measured drawing
2 × layout options (A2)
Trade-off notes
Duration
5–7 days
GATE 03
AESTHETIC
Mood, materials, palette, finishes. Two visual directions, each with sampled materials, finish boards, and three reference projects. Selected direction becomes the spec language for everything downstream.
You walk away with
2 × mood directions
Material & finish board
Approved palette
Duration
5–7 days
GATE 04
RENDER
Photoreal 3D walkthroughs of every key room. We iterate twice as a baseline — more if needed. Renders are the final visual contract: what you see is what you’ll get, within real-world material variance.
You walk away with
2 revision rounds
Approved 3D
Duration
7–10 days
GATE 05
Item-by-item BOQ
The number. Every item priced. Every vendor named. Every quantity written down. No round figures, no “miscellaneous” line. You sign the BOQ, not a brochure. This is where most projects pretend a price exists. Ours is where it actually does.
You walk away with
Vendor list
Payment schedule
Duration
5 days
GATE 06
Technical drawings
The build set. Working drawings, electrical, plumbing, joinery details, ceiling RCPs, false ceiling sections, MEP. The set the contractor builds from — and the set you can hand to anyone else if life intervenes.
You walk away with
Vendor handoff pack
Site supervision plan
Duration
10 days
GATE 07
YIELD
You walk away with
Handover doc
Vendor warranties
12-month aftercare
Duration
8–16 weeks
02 · THE SERVICES
Seven services.Two tracks.
Quick services are flat fees — try the studio without committing. Full projects are architect-led, priced per sqft, billed against a signed BOQ. Every row below shows what's in, what's out, and what it usually costs.
▸ Behomly fees only. Material + labour are separate and shown line-by-line in the BOQ.
Track 1
Quick Services
Flat fee · 48–72 hr · Credits 100% toward a Full project
MOST CHOSEN
N° 01 — Quote Audit
Send us another studio’s quote. We read it line by line and tell you what’s missing, inflated, or quietly assumed.
₹999
Flat · 48 hr
Includes 5
- Line-by-line rate audit against current market
- Material spec alternatives at a lower price point
- Brand recommendations — equivalents & substitutes
- Quantity check with mismatch flags
- Written report (PDF) with flagged items, prioritised
Excludes
- Design work or moodboards
- Site visits
- Post-report follow-up calls
Best for
Anyone holding another quote and wondering what's really in it.
REMOTE
N° 02 — Online Design
A full design package, delivered remotely — single room. Kitchen, bedroom, living, bath, kids, balcony, or study.
₹15,000
FLAT · SINGLE ROOM
7–10 working days
Includes 7
- Layout option — one optimised plan per room
- 3D views — 2 to 3 angles
- Material specification (palette + brand + finish)
- Room-level BOQ
- Working drawings, executable by your contractor
- Two rounds of revisions
- WhatsApp support for 30 days post-delivery
Excludes
- Execution / project management
- Site visits (entirely remote)
- Multiple rooms — this is single-room scope
- On-site measurements — you provide drawings & dimensions
Best for
Out-of-city clients, single-room redos, or testing the design layer alone.
TRY US
N° 03 — Clarity Call
60 minutes with the architect. Bring drawings, photos, the brief — leave with a written action plan.
₹999
60 MIN · VIDEO
100% credit to any Full project (30 days)
Includes 6
- 1-on-1 video call with Sumant (architect, founder)
- Layout direction & spatial feedback on your plan
- Budget reality-check against your brief
- Material guidance on your shortlist
- Written action plan, delivered within 48 hours
- Recommended next-step service
Excludes
- Drawings or design deliverables
- A bill of quantities
- Site visit
- Post-call follow-up
Best for
A first conversation when you're not yet sure what you need.
Track 2
Full Projects
Per sqft · BOQ-billed · 7-gate CLARITY framework
Essentials
₹178 /sqft
₹109 design + ₹69 PMC
Includes 9
- Modular kitchen — full design & execution
- TV unit / entertainment console
- All wardrobes — master and bedrooms
- False ceiling + lighting plan
- All working drawings & 3D views
- Full 7-gate CLARITY framework
- Site supervision — 2 visits / week
- Itemised BOQ on signing
- Vendor management & invoice audit
Excludes
- Major civil / wall changes
- Bathroom rebuilds
- Plumbing relocations
- Electrical (beyond modular tie-ins)
- Painting (full flat)
- Flooring
Typical Behomly fee
2 BHK · 800 sqft
₹1,42,400
3 BHK · 1,100 sqft
₹1,95,800
MOST POPULAR
N° 05 — Custom Design + PMC
Possession-fresh apartments and villas. Every surface, every fixture specified — and managed through execution. Built off our 2,595-line specification BOQ.
₹269/sqft
₹169 design + ₹100 PMC
Includes 13
- Every room — design + execution
- Civil work (non-structural)
- False ceiling — all rooms
- Painting — full home
- Working draAll joinery — kitchen, wardrobes, units, panellingwings, executable by your contractor
- Plumbing — new and re-runs
- Electrical — full re-wiring scope as needed
- Bathroom rebuilds — all bathrooms
- Site supervision — 3 visits / week
- Society NOC documentation pack
- 2,595-line specification BOQ
- 47-point handover checklist
- 12-month workmanship warranty
Excludes
- RCC / structural work
- Statutory approvals & fees
- Society charges (NOC fees, deposits)
- HVAC / central air-conditioning
Typical Behomly fee
2 BHK · 800 sqft
₹2,15,200
3 BHK · 1,100 sqft
₹2,95,900
REBUILD
N° 06 — Renovation + PMC
Lived-in homes. Demolition, civil, surprises behind walls, society coordination — priced honestly with a visible 5–8% contingency line you’ll see, not absorb.
₹338/sqft
₹229 design + ₹109 PMC
Includes 14
- Demolition — controlled, society-cleared
- All civil work (non-structural)
- Electrical re-wiring
- Plumbing re-runs
- Bathroom rebuilds — fixtures & finishes
- Kitchen rebuild
- All joinery — new
- False ceiling + lighting
- Painting — full home
- Flooring (where replaced)
- Society liaison & permissions
- Contingency line, 5–8% of project
- Site supervision — 3 visits / week minimum
- 47-point handover checklist
Excludes
- RCC / structural work
- Temporary accommodation
- Society charges (deposits, NOC fees)
- Pest control
Typical Behomly fee
2 BHK · 800 sqft
₹2,70,400
3 BHK · 1,100 sqft
₹3,71,800
Hands-off
Single point of contact, single payment schedule. We handle design, vendors, execution, finishes, handover. You walk in. Quoted to scope after a site visit.
Custom
Quoted to scope
Site visit required
Includes 12
- Full design + 3D — every room
- Procurement — every line item
- Contractor hiring & contracts
- Daily site supervision
- Quality checks at every stage
- 47-point handover checklist
- 12-month workmanship warranty
- Manufacturer warranty pass-through
- Single point of contact
- Single payment schedule
- Snag closure before handover
- One-year service relationship post-move-in
Excludes
- RCC / structural work
- Society charges (deposits, NOC fees)
- Loose furniture purchase
Best for
Second homes, NRIs, and clients who want zero day-to-day involvement.
All Quick services credit toward a Full project.
All charges exclusive of 18% GST.
03 · ESTIMATE
A live range, brokendown by category.
Sliders for area, configuration, scope, and finish grade. The card shows the typical low and high for projects with your inputs — and the share each major category usually takes. It isn't a quote. The exact number lives in the BOQ. But it'll tell you the bracket before you spend a minute on a call.
Project estimator
04 · SPECIMEN
A real BOQ.Page one.
Below: the first page of the bill of quantities for a real 2 BHK Modular Mix project in Thane. Names redacted. Numbers as billed. This is what arrives at Gate 05 — and what you sign before any execution starts.
▸ A full BOQ runs 18–24 pages. You'll get yours as Excel
+ PDF.
Fairness
05 · Fairness
When budgets do move.
Real homes have moving parts. What we promise isn’t that nothing changes — it’s that nothing changes quietly, or in our favour, or without your written go-ahead.
These six rules govern every variation. They're written into your contract.
01
Every change gets a variation order.
Written. Numbered. Sent to you before any work proceeds. You sign, or it doesn't happen. No verbal changes — even ones we agree to on site.
02
You see the rate sheet, always.
The BOQ rates are the project rates — for the project's life. New items use those same rates. We don't quietly raise prices on things you can't easily compare.
03
Site discoveries get a contingency line.
Renovation BOQs carry a 5–8% contingency line — itemised, visible. If we don't use it, it doesn't get billed. Unspent contingency is yours.
04
Material price changes are pass-through, not markup.
If a vendor raises a rate mid-project, you see the original quote and the new one. Our margin doesn't grow because their price did.
05
You can change your mind. Once. Free.
Up to Gate 05 (BOQ sign-off), one major spec change per package — no charge. After that, variations are billed at cost + 10%, not at quote-stage premium rates.
06
If we underestimated, we eat it.
If something we missed at BOQ stage is genuinely our fault — drawing error, missed measurement, scope ambiguity — we cover it. Not you.
BEGIN
Sixty minutes.
No deck. No deposit.
One conversation. No obligation. You leave with a brief, a budget bracket, and a feasibility note — whether or not we end up working together.