In short: House construction in Bulandshahr with Aarna costs Rs 1,650 per sq ft (Basic), Rs 1,850 (Standard) or Rs 2,100-2,400+ (Premium) with material, GST extra; grey structure starts at Rs 1,100 per sq ft. Example: a 100 sq yard G+1 house of about 1,440 sq ft is about Rs 23.76 lakh at the Basic rate. Plot cost, map fees and interiors are separate.
House construction cost in Bulandshahr: the 2026 rates and the maths behind them
The question we hear first from every Bulandshahr plot owner is simple: what will my house cost? The honest answer depends on three numbers you can work out yourself before you speak to anyone: the built-up area in square feet, the number of floors, and the finish level. This page gives Aarna’s 2026 per sq ft rates, shows how to turn a plot size in sq yards into a built-up area, and works through the house construction cost in Bulandshahr for 100, 150 and 200 sq yard plots, step by step, so you can check every figure.
Aarna Constructions & Interiors has worked since 2017 from Kasna, Greater Noida, and takes work in Bulandshahr district from that office. The rates below are our published 2026 Greater Noida rate card. They are the starting point for a Bulandshahr quotation; any travel or staff-stay cost for a Bulandshahr-district site is shown as a separate line in the quotation, never folded into the sq ft rate.
Construction cost per sq ft in Bulandshahr: the rate card
| Option | Rate per sq ft of built-up area |
|---|---|
| Grey structure, 3 or more habitable floors | Rs 1,100 |
| Grey structure, 2 habitable floors or fewer | Rs 1,200 (Rs 1,100 + Rs 100) |
| Construction with material, Basic | Rs 1,650 |
| Construction with material, Standard | Rs 1,850 |
| Construction with material, Premium | Rs 2,100-2,400+ |
| Luxury villa | Rs 2,400-2,800+ |
| Basement | Rs 1,500 |
GST is extra on all of these. Note the grey structure rule: the base is Rs 1,100 per sq ft, and the rate card adds Rs 100 per sq ft when the building has 2 habitable floors or fewer, so a G or G+1 house is worked at Rs 1,200.
The assumptions behind the worked examples
To keep the examples comparable, we use the same rules for each plot. Change any of them and the result changes in proportion.
- 1 sq yard = 9 sq ft. Plots in Bulandshahr are usually sold and discussed in sq yards (gaj), while construction is priced per sq ft.
- Covered area of 80% of the plot on each floor. This is an illustration only, not a statement of what any authority allows. The real figure comes from your sanctioned map, setbacks and the floor plan we draw, and it can be lower.
- Every floor has the same covered area. Stair cabin (mumty), parapet and projections are left out to keep the arithmetic clear; they are measured and quoted in the actual BOQ.
- Rates exclude GST and any Bulandshahr travel or staff-stay line.
Worked examples for typical Bulandshahr plots
Example 1: 100 sq yard plot, G+1 house
Plot area: 100 x 9 = 900 sq ft. Covered area per floor: 900 x 80% = 720 sq ft. Two floors: 720 x 2 = 1,440 sq ft built-up.
- Grey structure (2 habitable floors, so Rs 1,200): 1,440 x 1,200 = Rs 17,28,000
- Basic with material: 1,440 x 1,650 = Rs 23,76,000
- Standard with material: 1,440 x 1,850 = Rs 26,64,000
Example 2: 150 sq yard plot, G+1 house
Plot area: 150 x 9 = 1,350 sq ft. Covered area per floor: 1,350 x 80% = 1,080 sq ft. Two floors: 1,080 x 2 = 2,160 sq ft built-up.
- Grey structure (Rs 1,200): 2,160 x 1,200 = Rs 25,92,000
- Basic with material: 2,160 x 1,650 = Rs 35,64,000
- Standard with material: 2,160 x 1,850 = Rs 39,96,000
Example 3: 200 sq yard plot, G+2 house
Plot area: 200 x 9 = 1,800 sq ft. Covered area per floor: 1,800 x 80% = 1,440 sq ft. Three floors: 1,440 x 3 = 4,320 sq ft built-up.
- Grey structure (3 habitable floors, so Rs 1,100): 4,320 x 1,100 = Rs 47,52,000
- Basic with material: 4,320 x 1,650 = Rs 71,28,000
- Standard with material: 4,320 x 1,850 = Rs 79,92,000
- Premium with material, at the starting rate of Rs 2,100: 4,320 x 2,100 = Rs 90,72,000
If the same 200 sq yard house also gets a basement under the full 1,440 sq ft footprint, add 1,440 x 1,500 = Rs 21,60,000, which takes the Standard example to Rs 79,92,000 + Rs 21,60,000 = Rs 1,01,52,000 before GST.
Summary table
| Plot | Floors | Built-up (sq ft) | Grey structure | Basic | Standard |
|---|---|---|---|---|---|
| 100 sq yd | G+1 | 1,440 | Rs 17,28,000 | Rs 23,76,000 | Rs 26,64,000 |
| 150 sq yd | G+1 | 2,160 | Rs 25,92,000 | Rs 35,64,000 | Rs 39,96,000 |
| 200 sq yd | G+2 | 4,320 | Rs 47,52,000 | Rs 71,28,000 | Rs 79,92,000 |
All figures exclude GST and any separate travel or staff-stay line. To run your own plot size, floor count and tier, use our construction cost calculator.
Grey structure vs turnkey: what the gap actually buys
On the 150 sq yard G+1 example, the gap between grey structure and Basic turnkey is Rs 35,64,000 – Rs 25,92,000 = Rs 9,72,000. Between grey structure and Standard it is Rs 39,96,000 – Rs 25,92,000 = Rs 14,04,000. That money pays for the finishing stage: flooring and wall tiles, paint, doors and windows, sanitaryware, electrical fittings and the trades that install them, all bought, scheduled and supervised by one team.
Grey structure suits owners who have a trusted finishing team, want to finish one floor now and one later, or plan to rent out a floor and finish it to a tenant’s needs. Turnkey suits owners who live away from the plot, because the finishing stage is where most coordination work sits: ten or more trades, dozens of material deliveries and many small decisions. The full comparison is in our guide to grey structure vs full finish cost.
What is inside the rate and what is quoted separately
The per sq ft rate covers the construction of the built-up area at the agreed tier, with material and labour, as written item by item in your BOQ. The exact specification of each tier, including brands and allowances, is listed line by line in the BOQ and on our 2026 pricing page, so you never have to guess what “Standard” means.
These items sit outside the per sq ft construction rate and appear as their own lines:
- GST, charged on each stage invoice.
- Travel or staff stay for a Bulandshahr-district site, shown as a separate line.
- Architect and house-plan fees, from Rs 12 per sq ft of plot area.
- Soil test, Rs 8,000-15,000 from an approved lab.
- Basement, at Rs 1,500 per sq ft of basement area.
- Authority fees for map approval, which are paid to the authority and depend on the plot and the authority that applies.
- Interiors such as modular kitchen, wardrobes and false ceiling, which are priced separately on the rate card.
Costs before construction starts
Architect fees are worked out on plot area, not built-up area. At the starting rate of Rs 12 per sq ft of plot: a 100 sq yard (900 sq ft) plot comes to 900 x 12 = Rs 10,800; a 150 sq yard (1,350 sq ft) plot to 1,350 x 12 = Rs 16,200; and a 200 sq yard (1,800 sq ft) plot to 1,800 x 12 = Rs 21,600. A complete house plan takes 4-8 weeks to sanctioned drawings.
Map approval is the other early step. Plots inside the Bulandshahr-Khurja Development Authority (BKDA) development area need a sanctioned map from BKDA, and UP development authorities take building plans through the state online system (UPOBPAS). Plots outside BKDA limits fall under other rules, such as those of the local body or zila panchayat. We check which applies to your plot before drawing anything. News reports in 2025 described action in the district against buildings without map approval, so this step protects the whole budget on this page. Our architects in Bulandshahr page covers it in more detail.
What moves the cost on a Bulandshahr plot
- Number of floors: going from two to three habitable floors drops the grey structure rate from Rs 1,200 to Rs 1,100 per sq ft, as the rate card shows.
- Finish tier: on 2,160 sq ft, every Rs 100 per sq ft between tiers is 2,160 x 100 = Rs 2,16,000.
- Shop on the ground floor: a common main-road pattern; wider openings and a separate staircase for the family floors are drawn and quoted in the BOQ.
- Climate details: hot summers above 40 C and a humid monsoon make roof waterproofing (Rs 70 per sq ft), heat-reducing roof treatment and a damp-proof course at plinth worth planning from day one rather than repairing later.
- Basement: Rs 1,500 per sq ft, as shown in Example 3.
After the structure: interiors and finishing extras
Many owners finish the house first and add interiors a few months later. As a guide from our rate card: a 2BHK full interior starts from Rs 4 lakh and runs to about Rs 12 lakh across tiers; a 3BHK full interior is about Rs 10-18 lakh; a modular kitchen is Rs 1.2 lakh to Rs 4.8 lakh+; wardrobes start from Rs 900 per sq ft; and false ceiling is Rs 150 per sq ft. Details are on our interior designer in Bulandshahr page.
Frequently asked questions
What is the construction cost per sq ft in Bulandshahr in 2026?
Our 2026 rates start at Rs 1,650 per sq ft for Basic construction with material, Rs 1,850 for Standard and Rs 2,100-2,400+ for Premium, plus GST. Grey structure starts at Rs 1,100 per sq ft. Any travel or staff-stay cost for a Bulandshahr site is a separate line.
How much does a house on a 100 sq yard plot cost in Bulandshahr?
Assuming 80% covered area per floor, a G+1 house on a 100 sq yard plot is 1,440 sq ft built-up. At Rs 1,850 Standard that is Rs 26,64,000; at Rs 1,650 Basic, Rs 23,76,000; as grey structure at Rs 1,200, Rs 17,28,000. GST is extra.
Why is grey structure Rs 1,200 for my house and not Rs 1,100?
The grey structure base is Rs 1,100 per sq ft, with Rs 100 per sq ft added when the building has 2 habitable floors or fewer. A G or G+1 house is therefore worked at Rs 1,200; three or more habitable floors stay at Rs 1,100.
Is the architect fee included in the construction rate?
No. Architect and house-plan fees start from Rs 12 per sq ft of plot area and are quoted separately. For a 150 sq yard plot that is 1,350 x 12 = Rs 16,200 at the starting rate.
Do I pay the full amount in advance?
No. Payments follow a 7-stage milestone schedule, so you pay against completed stages, with a GST invoice for each stage and daily photo updates in the Trackovo app.
Related
Get a cost estimate for your Bulandshahr plot
Call +91 9582 58 1238, message us on WhatsApp or request a free plot visit. Send your plot size, number of floors and preferred tier, and we will prepare an itemised BOQ with the travel or staff-stay line shown separately.