Grey structure
PKR 3,000–3,600per sq ft
Foundation, RCC frame, brickwork, plaster and concealed pipes and conduits — the complete structural shell.
2026 Cost Guide · Islamabad & Rawalpindi
What it really costs to build in 2026.
Per-square-foot rates, material prices, timelines and the costs most quotes leave out — checked against current market data and explained in plain language.
Rates and prices checked October 2026
Grey structure
PKR 3,000–3,600
per sq ft of covered area
Turnkey (complete)
PKR 5,500–14,000
per sq ft, from standard to luxury finish
Typical build time
8–18 months
5 marla to 1 kanal, double storey, turnkey
2026 rates
Rates at a glance. Pick your area.
Every rate is per square foot of covered area — the total built floor space across all storeys, not the plot size. Choose a location to see how rates shift across the twin cities.
Location
Standard
PKR 5,500–7,000per sq ft
A complete, liveable home with quality local tiles, standard fittings, paint and wooden doors.
Premium
PKR 7,000–9,500per sq ft
Porcelain or imported tiles, branded sanitary ware, false ceilings and a modern fitted kitchen.
Luxury
PKR 10,000–14,000per sq ft
Marble or granite, designer and smart lighting, custom woodwork and a statement facade.
Basement
PKR 4,000–4,800per sq ft, grey works
Priced separately: excavation, retaining walls and waterproofing cost more than floors above ground.
Grey structure rates in Pakistan, 2022–2026
Average market rate · PKR per sq ft · low to high
Why rates keep moving
- Steel and cement — the two biggest cost items — are repriced almost every month.
- Rates can move 5–10% within a single quarter.
- Construction costs in Pakistan rose about 84% between 2020 and 2026.
- Islamabad usually costs more than Rawalpindi: stricter bylaws, inspections, transport and rocky sub-soil.
- Our answer: once your design and specification are agreed, your price is fixed in the contract.
Compare plot sizes
From 5 marla to 2 kanal.
Typical covered area, cost and build time for each plot size. Switch the finish level or the number of storeys to compare.
Estimated cost by plot size
Covered areas assume typical society bylaws: about 80–90% coverage per floor on smaller plots and less on larger ones. Most societies count 1 marla as 225 sq ft. Prices use the Bahria / Gulberg baseline — pick a location above to adjust.
Where your money goes
Every rupee, accounted for.
Amounts follow your calculator selection. The structure is the shell that carries the house; finishing is everything you see and touch.
Structure vs finishing
Structure Finishing
Budget builds spend roughly 55% on structure and 45% on finishing. Premium builds flip that to about 38% and 62% — the finish level moves your budget more than anything else.
What finishing covers
Flooring, tiles & marble
Doors, windows & woodwork
Kitchen & wardrobes
Bathrooms & sanitary ware
Wiring, switches & lights
Paint, ceilings & facade
Inside the grey structure
Typical share of grey-structure cost · tap a row for details
Columns, beams, roof slabs and the staircase — the concrete-and-steel skeleton that carries every load.
Excavation, footings, plinth beam, damp-proof course (DPC) and anti-termite treatment.
Brick walls, lintels over every door and window, sunshades and parapets.
Internal and external plaster, plus roof insulation and waterproofing.
Water, drainage and gas pipes and electrical conduits, laid before the plaster goes on.
Engineers on site, site management, water, shuttering, temporary works and safety.
Materials & prices
What goes into your structure.
Estimated quantities for the grey structure of your covered area, priced at October 2026 twin-city rates. Change the area to see it update.
Covered areasq ft
| Item | Quantity | Unit price | Estimated cost |
|---|---|---|---|
| Grey structure total |
Planning estimate only — an exact count comes from your structural drawings. Not included: water, shuttering, DPC and termite treatment, pipes and conduits.
Material prices · Oct 2026
Cement, 50 kg bag1,450–1,600
Steel, Grade 60 (per kg)255–265
Bricks, A-class (per 1,000)20,000–25,000
Chenab sand (per cft)75–90
Lawrencepur sand (per cft)180–200
Margalla crush (per cft)140–180
Labour · per day
Mason (mistri)2,500–3,500
Helper (mazdoor)1,200–1,800
Electrician / plumber2,000–3,500
Carpenter2,500–3,500
Painter2,000–2,800
All prices in PKR, typical twin-city ranges. Prices move weekly — confirm on the day you buy. A-class (awwal) bricks ring clearly when knocked together and measure 9 × 4.5 × 3 inches. Use Grade 60 steel for columns and slabs.
Build timeline
How long it takes, stage by stage.
Typical durations from ground-breaking to handover for a double-storey turnkey home. Select a plot size.
Total, start to keys
Grey structure Finishing
What happens
Architectural and structural drawings, the 3D elevation and approval of the map (naqsha) by the society or authority.
Check this
Get a soil test before the design is final — on weak ground, foundation costs can double.
Monsoon (July–August) and peak winter (January) slow slab pours and outdoor work. Stop-start funding adds 4–8 weeks every time a site restarts, and each major design change can add 30–60 days.
Grey structure vs turnkey
Know exactly what’s included.
Drag the slider to see the same house as a grey structure and as a finished home.
Grey structureTurnkey (complete)
Concept render
- Excavation, levelling and foundations
- Plinth beam, damp-proof course and termite proofing
- RCC columns, beams, slabs, lintels and staircase
- Brick masonry and parapet walls
- Concealed water, drainage and gas pipes; electrical conduits
- Internal and external plaster
- Roof insulation and waterproofing
- Underground water tank and septic tank where needed
- Flooring, tiles and marble
- Doors, windows and glazing
- Kitchen cabinets and wardrobes
- Bathroom fittings and sanitary ware
- Wiring, switches, lights and fans
- Paint, false ceilings and facade finish
- Final testing, snagging and cleaning
- Plot price, transfer and registration costs
- Map approval and society fees
- Soil test and design fees, unless agreed in the contract
- Gas, electricity and water connections
- Boundary wall, main gate and landscaping
- Furniture, appliances, solar and backup power
Scopes vary between builders, so always compare quotes on identical written scope. Your Tiwas contract spells out exactly what is included.
Full budget
Plan for the costs quotes leave out.
Construction is only part of the bill — hidden costs typically add 10–20%. Tick what applies to you to see an all-in figure.
Contingency
Keep 5–10% in reserve for price moves and surprises.
Approvals & plot basics
Before you break ground.
Four things to sort out before the first excavator arrives — they decide your design, your foundation and how smoothly the build runs.
01
Approved map first
CDA, RDA, DHA and Bahria Town all require approved drawings before construction starts. Budget about PKR 1–3 lakh for approval fees.
02
Stage inspections
Regulated societies inspect at key stages and can stop work that doesn’t match the approved drawings. Building exactly to the drawings protects your investment.
03
Soil report
A soil test costs PKR 25,000–50,000 and decides between strip footings and a raft or pile foundation — it can prevent lakhs in surprise foundation work.
04
Utilities
Plan gas (SNGPL), electricity (IESCO) and water connections early, and budget PKR 1.5–2.5 lakh for them.
Marla & kanal converter
Most societies, including Bahria Town and DHA, count 1 marla as 225 sq ft. Punjab revenue records use 272.25 sq ft — check which one your file uses.
Save money, avoid mistakes
Eight rules for a smoother build.
Most budget overruns come from the same handful of mistakes. Hover or tap a card.
10+Years of experience
87Projects completed
FAQ
Questions we hear every week.
Grey structure costs about PKR 3,000–3,600 per sq ft of covered area. A complete turnkey house costs about PKR 5,500–7,000 per sq ft at standard finish, 7,000–9,500 at premium and 10,000–14,000 for luxury. A 10 marla double-storey home of about 3,600 sq ft comes to roughly PKR 2–2.5 crore at standard finish.
A double-storey 5 marla house has about 2,050 sq ft of covered area. The grey structure costs about PKR 62–74 lakh, and a standard turnkey house about PKR 1.1–1.45 crore. Premium finishes, a basement or an Islamabad sector location push it higher.
Because you pay for what is built. Covered area is the total floor space across all storeys — a double-storey 10 marla house has about 3,600 sq ft of covered area on a 2,250 sq ft plot. Always compare quotes on covered area.
The complete structural shell: foundations, RCC columns, beams and slabs, brick walls, plaster, roof treatment and concealed pipes and conduits. It has no tiles, paint, doors, fittings or wiring — those come with finishing.
For a double-storey turnkey home: about 8–11 months for 5 marla, 10–14 months for 10 marla and 12–18 months for 1 kanal. A grey structure alone takes about 3–8 months depending on size.
Usually, yes. Islamabad sectors and regulated societies cost more because of stricter bylaws, stage inspections, transport and rocky sub-soil in many areas. Open plots in Rawalpindi are typically around 10–20% cheaper.
A basement is priced separately — about PKR 4,000–4,800 per sq ft for the grey works, because excavation, retaining walls and waterproofing are involved. Finishing it costs extra, at the same level as the rest of the house.
The plot itself, map approval and society fees, soil test and design fees (unless agreed), gas, electricity and water connections, the boundary wall and gate, landscaping, furniture and solar or backup power. Together these usually add 10–20%.
Yes. Once the design and specification are agreed, we fix the price in a written contract, and you pay in milestones as each stage is completed.
Yes — your first consultation and cost estimate are free. Share your plot size and location on WhatsApp or through the form and we’ll arrange it.
Tiwas Builders is PEC registered and a registered company, and is ISO 9001, ISO 14001 and OHSAS qualified. We have more than 10 years of experience and 87 completed projects.
It’s a planning tool built on October 2026 market rates and is typically within ±10–15% for standard homes. A firm price needs drawings and a specification — that’s what we prepare in your free consultation.
How we built this guide: rates and prices are compiled from published 2026 market rate guides and material price lists for Islamabad, Rawalpindi and other major cities, cross-checked in October 2026. They are planning figures, not a quotation.
Ready when you are
Let’s build.
Tell us about your plot or project. We’ll get back to you with ideas and a free cost estimate.
Phone0300-3999675
WhatsApp0300-3999675
Email[email protected]
Office · Mon–Sat, 9am–6pmTop Floor, 106 Riverview Commercial, Bahria Town Phase 7, Rawalpindi
TIWAS BUILDERS