If you have a 30x40 site in Bangalore and you have started asking around about cost, you have probably heard very different numbers. One builder says ₹32 lakh. Another says ₹67 lakh. For the same site.
This is confusing, and it makes people worry they are being cheated.
Most of the time, nobody is cheating you. The two builders are simply talking about different things. This guide explains what those things are, and gives you clear numbers you can plan with.
Quick answer: what will it cost?
Here are our fixed rates for 2026:
| What you build | Built-up area | Economy (₹1,999/sq ft) | Premium (₹2,199/sq ft) |
|---|---|---|---|
| Ground floor only | 900–1,100 sq ft | ₹18.0–22.0 lakh | ₹19.8–24.2 lakh |
| G+1 (duplex) | 1,800–2,200 sq ft | ₹36.0–44.0 lakh | ₹39.6–48.4 lakh |
| G+2 | 2,700–3,300 sq ft | ₹54.0–66.0 lakh | ₹59.4–72.6 lakh |
| G+3 | 3,600–4,400 sq ft | ₹72.0–88.0 lakh | ₹79.2–96.8 lakh |
This is for construction only. Land, BBMP approval and interiors are extra. We explain all of those below.
Notice that the rate never changes. Only the area changes. That is why you see a range in each row.
Plot area and built-up area are not the same thing
This one point clears up most of the confusion. Please read it slowly.
A 30x40 site is 1,200 square feet of land.
But you do not pay for land area. You pay for built-up area — the total floor space you build, adding up all floors.
You also cannot build on the full 1,200 sq ft. The rules say you must leave open space around the building. So each floor is smaller than the plot.
On most 30x40 sites in Bangalore, each floor works out to about 900 to 1,100 sq ft.
So:
- Ground floor only = about 900 to 1,100 sq ft
- G+1 = about 1,800 to 2,200 sq ft (two floors)
- G+2 = about 2,700 to 3,300 sq ft (three floors)
A G+1 on a 30x40 is not 1,200 sq ft of work. It is closer to 2,000 sq ft. If you use 1,200 in your budget, you will fall short by a lot.
A simple example
Let us say you have a 30x40 site and you want a G+1 duplex.
Your architect checks your plot and says you can build 1,000 sq ft per floor.
Two floors × 1,000 sq ft = 2,000 sq ft built-up area
Now multiply by the rate:
- Economy: 2,000 × ₹1,999 = ₹39.98 lakh
- Premium: 2,000 × ₹2,199 = ₹43.98 lakh
That is your construction cost.
Now add the other costs. If you keep aside another 20 to 25 percent for approval fees, water and power connections, and small extras, you should plan for roughly ₹48 to ₹50 lakh for the Economy package.
That is a real budget. Not a range from ₹28 lakh to ₹1 crore.
Why one builder says ₹32 lakh and another says ₹67 lakh
Three reasons. Once you know them, you can read any quotation properly.
1. They are counting different areas. One builder may be quoting for 1,800 sq ft. Another for 2,400 sq ft. Same site, different plan. Always ask how many square feet they have counted.
2. They are using different quality of material. Basic tiles and premium tiles are both tiles. The price gap is big. A quote means nothing unless you also see the material list.
3. They are including different work. Some quotes include the compound wall, sump and water tank. Most do not. Some include help with BBMP approval. Most do not.
Two quotes can look very different on paper and still be fair. You just have to compare the same things.
Questions to ask every builder
Take this list with you. Ask all five. If a builder cannot answer them clearly, that tells you something.
- How many square feet are you counting? (Built-up area, not plot size.)
- What is your rate per square foot?
- Can I see the material list? Brand of cement, steel, tiles, wiring, fittings.
- What is not included? Ask them to say it plainly.
- Can I get this in writing, item by item?
A builder who gives you one single number and nothing else is not giving you enough to decide.
How many floors can you build?
This depends on rules for your area, not on your plot size alone.
Many 30x40 plots in Bangalore allow G+2 or more. But the limit depends on your zone, the width of your road, and the FAR (Floor Area Ratio) that applies to your plot.
Different websites give different numbers for setbacks and FAR, and the rules are not the same everywhere in the city. So please do not plan your budget on something you read online — including this page.
Get your architect to check your plot first. They will tell you exactly how much you can build and how many floors you are allowed. Do this before you fix your budget, not after.
Why this matters: the difference between 900 and 1,100 sq ft per floor is about ₹4 lakh per floor. On a G+2, that is a ₹12 lakh difference — before you have chosen a single tile.
What is included in our rate
Our package rate covers everything needed to hand over a house you can move into:
- Digging, foundation and RCC structure work
- Brick work, plastering and waterproofing
- Flooring and tiles
- Painting inside and outside
- Full electrical wiring, switches and fittings
- Full plumbing, bathroom fittings and sanitary ware
- Doors and windows
- Site supervision from start to handover
Economy and Premium build the same house. The structure and the work are the same. The difference is the quality of materials, fittings and finishing.
What is not included
This is where most people go over budget. None of these are hidden charges — they are simply not part of the construction rate.
BBMP approval and government fees. This includes scrutiny fees, betterment charges, development fees and labour cess. The amount depends on your plot size, your zone and how much you build. Reported figures for Bangalore in 2026 range from around ₹25,000 for small homes up to about ₹2.5 lakh for bigger G+1 houses.
Architect and structural engineer fees, if you hire them separately.
Interior work — modular kitchen, wardrobes, false ceiling, furniture. This usually costs another ₹500 to ₹1,500 per sq ft.
Water and power connections. BESCOM, BWSSB and sanitary connections each have their own charges.
Compound wall, gate, sump and water tank, unless we have written them into your scope.
Extra foundation work if your soil is weak or the water table is high. This is a site problem, not an extra charge.
Simple rule: keep aside 20 to 25 percent above the construction cost for all of this.
BBMP approval: what to expect
You cannot start building without an approved plan from BBMP.
For most homes, approval takes somewhere between 30 and 75 days. Files submitted online with complete documents move faster. Most delays happen because papers are missing or do not match — not because BBMP is slow.
One thing to sort out early: you need e-Khata. Since 1 July 2025, e-Khata is needed for the BBMP building licence, plinth certificate and occupancy certificate.
Make sure the details on your e-Khata match your title deed, your property tax receipts and your site records. If they do not match, you will lose weeks fixing it. This is one of the most common problems first-time builders face.
Start the approval work early. Do not wait until you are ready to build.
What can you build on a 30x40?
Ground floor only. Good if you want a small family home now, or if budget is tight. You can design the structure so a floor can be added later.
G+1 duplex. The most common choice. Comfortable 3BHK family home with bedrooms upstairs and living space downstairs.
G+1 with a rental portion. Very popular in Bangalore. You live on one floor and rent the other. The rent helps pay back your construction cost over the years.
G+2 or G+3. Good for joint families, or if you want rental income from more than one unit. You must first confirm your FAR allows it.
One tip: if you know you will need the extra floor later, build it now. Adding a floor after a few years costs more, because setting up the site, scaffolding and supervision all have to be paid for a second time.
Six ways to save money
-
Keep the shape simple. Every cut, corner and projection costs money but does not give you more usable space.
-
Decide everything before work starts. Changing your mind after the slab is poured means paying twice. Choosing tiles at the drawing stage costs nothing.
-
Go easy on the elevation. Cladding, grooves and fancy outside work look nice but add a lot to the bill. A clean, simple elevation looks good and costs much less.
-
Build all floors together instead of one floor every few years.
-
Get the approval right the first time. Every resubmission costs weeks, and weeks cost money.
-
Ask for an item-by-item quote. One lump sum tells you nothing. A detailed quote shows you exactly where you can cut.
Other common plot sizes
| Plot size | Plot area | G+1 built-up | Economy (₹1,999/sq ft) |
|---|---|---|---|
| 20x30 | 600 sq ft | 900–1,100 sq ft | ₹18.0–22.0 lakh |
| 30x40 | 1,200 sq ft | 1,800–2,200 sq ft | ₹36.0–44.0 lakh |
| 40x60 | 2,400 sq ft | 3,600–4,400 sq ft | ₹72.0–88.0 lakh |
These are rough figures. Your actual area depends on your plot.
If you already know you want three bedrooms, see our 3 BHK house construction cost guide for a size-by-size breakdown.
Frequently asked questions
How much does it cost to build a house on a 30x40 site in Bangalore?
At our fixed 2026 rates, a G+1 costs ₹36.0–44.0 lakh (Economy) or ₹39.6–48.4 lakh (Premium). Ground floor only costs ₹18.0–22.0 lakh or ₹19.8–24.2 lakh. Land, approval fees and interiors are extra.
How many floors can I build on a 30x40 site?
It depends on the FAR and height rules for your area, not on the plot size. Many 30x40 plots allow G+2 or more. Ask your architect to check your plot before you plan your budget.
How much can I build on a 30x40 plot?
Usually about 900 to 1,100 sq ft per floor after leaving the required open space. So around 1,800–2,200 sq ft for G+1 and 2,700–3,300 sq ft for G+2.
Is a 30x40 site the same as 1,200 sq ft of construction?
No. A 30x40 site is 1,200 sq ft of land. You pay for built-up area across all floors, which is much more than 1,200 sq ft if you build more than one floor.
What is the difference between Economy and Premium?
The house and the work are the same. Premium uses better quality materials, fittings and finishing.
Does your rate include BBMP approval fees?
No. Government fees are paid to BBMP and are separate from the construction rate.
How long does BBMP approval take?
Usually 30 to 75 days for a home. Complete documents submitted online move faster.
Can I build a rental unit on a 30x40 site?
Yes. Living on one floor and renting the other is very common in Bangalore. The same approval rules apply.
Want an exact number for your site?
The figures here are good for planning. But your final cost depends on your plot, your soil, your area rules and the materials you choose.
Try our cost estimator for a quick figure for your site. Or talk to us and we will give you a proper item-by-item quote based on your drawings.
Wasat Constructions is an ISO 9001:2015 certified construction company in Frazer Town, Bangalore. We build homes, commercial buildings and joint development projects across the city.
Call 888-488-4747 or book a free consultation.