Cost guide · 3 BHK · Mumbai region
₹18–35L
Total project · 18–35 lakhs · ex. white goods
What a 3 BHK actually costs in the Mumbai region.
Carpet area
1,050 sqft ref
Per sqft rate
₹2,000–3,800
Delivery
~4.5 months
Typical spread
+6 to +12%
01 · THE HONEST ANSWER
Where storage and zoning decide the budget.
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 family configuration. The honest answer: a 1,050 sqft 3 BHK costs ₹18.5 lakhs with new-flat scope and ₹22–26 lakhs once renovation civil is involved.
At three bedrooms the budget stops being about the kitchen alone. It is decided by how much built-in storage each room carries, how the living and dining zones are separated, and how many light layers the larger ceiling area now needs. Get those three decisions specified early and the BOQ holds; leave them vague and the invoice drifts.
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 1 BHK — whether new flat at ₹6.8L or renovation at ₹9.5L. 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.
Furniture & soft
16%
Sofa, dining, three beds, curtains, blinds.
Furniture & soft
16%
Sofa, dining, three beds, curtains, blinds.
Electrical & lighting
12%
Points, wiring, fixtures, cove + track.
Electrical & lighting
12%
Points, wiring, fixtures, cove + track.
Design fee
7%
Drawings, specification, site supervision.
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
₹18.5L
1,050 sqft × ₹1,760 / sqft
Modular
Joinery
Finishes
Furniture
Process
Excludes
SCOPE ·RENOVATION
₹22–26L
₹6.8L + 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 3 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.
