What's current construction rate

[spiderman]

Hello All,

We like to construct a three story building in Bangalore. The size of the site is 1200 Sqft.

We are in process of taking estimations from different contractors. So far we have contacted two contractors and they have given us rates as follows.

We like you all to review the rates with the given specifications and let us know whether these rates are justifiable ?

Contractor 1 :
Option 1 : Rupees 1650 sqft (low to mid range end construction)
Option 2 : Rupees 1800 sqft (high end construction)
Contractor 2 :
Option 1 : Rupees 2000 sqft (high end construction)

Pls see below the specifications from contractor 1 for both the options.

Option 1 : Rupees 1650 sqft.
1. WORKS INCLUDED
• Centerlines markings
• Earthworks - Excavations
• Earthworks – Refilling
• Earthworks – Disposals
• All PCC Works including GF floor base surface, pathways & plinth protection
• All RCC Works including columns, beams, slabs, staircases, lofts, UG & OH tanks
• All Masonry works
• Iron & Steel works including structural steel & grills
• Plastering & Pointing works
• Base coat painting works
• Water proofing works in toilets, balconies, water tanks , roof & terrace
• Cinder concrete in toilets
• Column foundations
• Terrace with surkhi and cement plaster
• All electrical conduiting both in slabs & walls (chasing) from panels to fittings
• All embedded sanitary piping work from fixtures to site end point
• All Water supply lines external & internal from source to supply
• UG Sump of 6,000 ltrs & OHT of 6,000 ltrs 9 measured in plan and charged half of quoted rate)
• Arrange, negotiate and put on job the best possible labour/ workers team related to the concerned activity
• Leave multiple team of workers to finish the PROJECT as the scheduled and agreed time


2. MATERIAL & WORKS SPECIFICATIONS
• Bed concrete 1:4:8 4”thick
• Refill plinth bed with excavated earth is suitable in layers of 6” with required watering, ramming and consolidation
• PCC and RCC mix as per structural drawings specifications
• Structural steel (not of TATA brand steel) (Base rate Rs.45, 000 / tonne. Escalation to be paid extra)
• Ramco, cement 45 grade ( Base rate Rs.350.00 / bag. Escalation to be paid extra)
• Solid blocks of good quality.6” for external walls & 4” for partition walls.(Base rate Rs 28/no. (Escalation to be paid extra)
• Filter sand for construction & same, sieved for plastering (Base rate Rs 25/cft. (Escalation to be paid extra)
• Solid block Masonry6” works in CM 1:6.
• Cut lintels 4” deep, with 4 -10mm rods.
• Loft slab 1 no in each room 2”thick, 22”wide..
• Roof slab 5”thick (8mm & 10mm rods) and beams (16mm, 12 mm& 10mm rods) 12”deep or may vary as per structural engineer’s design.
• Stair case with waist slab 4” thick, riser 6.5”, tread 9”, with M.S hand rails.
• Grill works in MS 10mm bars and design as per drawings
• Electrical PVC ¾” dia concealed conduit work both in slabs & walls (chasing) including heating, lighting, TV, phones & speaker points with provision for UPS for all lighting.( 5, points per room)
• All embedded sanitary3” and 4” piping work from fittings to site end point.
• Water supply lines 3/4” dia in CPVC with fixture & fittings with provision for 1 solar water point per floor & individual termination for toilets & kitchen
• Ceiling plastering in CM 1:4 after hacking the surface
• Inner wall plastering in CM 1:6 sponge finish
• External wall plastering in CM 1:6 sponge finish/ rough
• Birla Cement primer coat after preparing the surface
• 2 coats of enamel over yellow oxide primer for Iron & Steel
• Toilet water proofing before & after piping in sunken slabs
• Sump tank 6000litres ,charged separately ,Rs 8/litre
• Distemper Painting finish 2coats , light colours (one wall bright colour or any design charged separately )
• Electrical wires of ISI quality cobra + Lisha brand and switches costing Rs 15 over wooden boxes
• Vitrified tiles for floors 2x2with skirting. ( Base rate Rs 42/sft )
Non skid tiles for bath rooms and wall tiles, 7’ for toilets and 4’ for kitchen, 8”x12” Rs 25per sft, without spacers and beadings.
Terracotta tiles to stair case costing around Rs 30.
• Kitchen top with black granite slab on conc. block walls 2” thick 22”wide, SS sink Rs 800 , one tap with 3 no 15 amp and 5 no 5 amp points.¬
• Sanitary fixtures either EWC or IWC with plastic flushing tank per toilet and two no of toilets per floor.
• Plumbing fixtures: goodquality SS mixer, one short body tap for WC and cold water tap for wash basin.-1 no.
• Main door in teak, polished 1 no, all floor entrance and bed room doors in Sal wood frame and paneled doors, toilet doors in PVC with powder coated fittings and paint finish .
• Parapet wall 3’ high.
• Aluminum windows 4’x4’, 2 track per room with 4mm pinhead glass.
• Columns, beams, roof as per structural design for optimum load. (Thumb rule would be to use at least 2kg of steel per sft. (Additional requirement would be paid extra).
• Main plumbing lines from tank , 1 no per floor and them distributed internally

Option 2 : Rupees 1800 sqft.

1. WORKS INCLUDED
• Centerlines markings
• Earthworks - Excavations
• Earthworks – Refilling
• Earthworks – Disposals
• All PCC Works including GF floor base surface, pathways & plinth protection
• All RCC Works including columns, beams, slabs, staircases, lofts, UG & OH tanks
• All Masonry works
• Iron & Steel works including structural steel & grills
• Plastering & Pointing works
• Base coat painting works
• Water proofing works in toilets, balconies, water tanks , roof & terrace
• Cinder concrete in toilets
• Column foundations
• Terrace with surkhi and cement plaster
• All electrical conduiting both in slabs & walls (chasing) from panels to fittings
• All embedded sanitary piping work from fixtures to site end point
• All Water supply lines external & internal from source to supply
• UG Sump of 6,000 ltrs & OHT of 6,000 ltrs 9 measured in plan and charged half of quoted rate)
• Arrange, negotiate and put on job the best possible labour/ workers team related to the concerned activity
• Leave multiple team of workers to finish the PROJECT as the scheduled and agreed time


2. MATERIAL & WORKS SPECIFICATIONS
• Bed concrete 1:4:8 4”thick
• Refill plinth bed with excavated earth is suitable in layers of 6” with required watering, ramming and consolidation
• PCC and RCC mix as per structural drawings specifications
• Structural steel (not of TATA brand steel) (Base rate Rs.45, 000 / tonne. Escalation to be paid extra)
• Ramco, cement 45 grade ( Base rate Rs.350.00 / bag. Escalation to be paid extra)
• Solid blocks of good quality.6” for external walls & 4” for partition walls.(Base rate Rs 28/no. (Escalation to be paid extra)
• Filter sand for construction & same, sieved for plastering (Base rate Rs 25/cft. (Escalation to be paid extra)
• Solid block Masonry6” works in CM 1:6.
• Cut lintels 4” deep, with 4 -10mm rods.
• Loft slab 1 no in each room 2”thick, 22”wide..
• Roof slab 5”thick (8mm & 10mm rods) and beams (16mm, 12 mm& 10mm rods) 12”deep or may vary as per structural engineer’s design.
• Stair case with waist slab 4” thick, riser 6.5”, tread 9”, with M.S hand rails.
• Grill works in MS 10mm bars and design as per drawings
• Electrical PVC ¾” dia concealed conduit work both in slabs & walls (chasing) including heating, lighting, TV, phones & speaker points with provision for UPS for all lighting.( 8-10, points per room)
• All embedded sanitary3” and 4” piping work from fittings to site end point.
• Water supply lines 3/4” dia in CPVC with fixture & fittings with provision for 1 solar water point per floor & individual termination for toilets & kitchen
• Ceiling plastering in CM 1:4 after hacking the surface
• Inner wall plastering in CM 1:6 sponge finish
• External wall plastering in CM 1:6 sponge finish/ rough
• Birla Cement primer coat after preparing the surface
• 2 coats of enamel over yellow oxide primer for Iron & Steel
• Toilet water proofing before & after piping in sunken slabs
• Sump tank 6000litres ,charged separately ,Rs 8/litre
• Plastic emulsion Painting finish 2coats , light colours with one wall bright colour
• Electrical wires – V-guard and GM modular switches costing Rs 25, 300 , with plates over metal boxes
• Vitrified tiles of nano technology for floors 2x2 with skirting. ( Base rate Rs 45/sft )
Non skid tiles for bath rooms and wall tiles, 7’ for toilets and 4’ for kitchen, 12”x15” Rs 37 per sft, without spacers and beadings.
Terracotta tiles to stair case costing around Rs 30.
• Kitchen top with black granite slab on conc. block walls 2” thick 22”wide, branded SS sink , one hot and cold sink mixer , with 3 no 15 amp and 5 no 5 amp points.¬
• Sanitary fixtures of parryware or Hindware either EWC or IWC with plastic flushing tank per toilet and two no of toilets per floor.
• Plumbing fixtures: Jaquar continental SS mixer, one health faucet for WC and hot & cold mixer for wash basin.-1 no.
• Main door in teak, polished 3 no, all floor entrance and bed room doors in Sal wood frame and paneled doors, toilet doors in PVC with SS fittings and paint finish .
• Parapet wall 3’ high.
• Sal wood windows 4’x4’, 3 track UPVC window for 2 master beds with 4mm plain glass 5mm.
• Columns, beams, roof as per structural design for optimum load. (Thumb rule would be to use at least 2kg of steel per sft. (Additional requirement would be paid extra).
• Main plumbing lines from tank , 1 no per floor and them distributed internally

[Mahanu]

Hi Spiderman,

A very comprehensive detailed estimation you have made.
Very appreciable indeed...

Which location in Bangalore are you building this house?

Regards,
Mahantesh

[spiderman]

This is the estimation given by one of the contractor. We are building our house at Bannerghatta road near Meenakshi Mall.

[raju2013]

Hi,

I propose you to come up with your specification based on your need and get quotations.
Then you will have idea of how much amount you need to be ready for.
Contractors will quote less prices initially and charge highly for any change you make.
also ask the brands/which product within the same brand he will use.

Regards,
Raju

[spiderman]

Thanks Raju,Mahanu,
Please not this is quoted price. We haven't negotiated with both contractors. How do you find these rates to be? Is it 200-300 Rs more?
How much can we negotiate for.

[raju2013]

Hi Spiderman,

Please visit the contractor site where the civil structure is being done to know quality of brick, sand, cement and masonry work.
because in completed building it is difficult to know about the quality of material and civil works.
You may pay little more for a good contractor but you will be in position to expect and demand quality.
More negotiation may lead to more excuses in terms of quality. This is my personal opinion.
You can think over and take a judicious call.

Regards,
Raju