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.
