What a ₹1 crore flat in Bangalore really costs

Every builder quotes a "starting price". It's a real number, but it isn't the one you'll pay. On a ₹1 crore under-construction flat in Bangalore, plan for ₹15–20 lakh more before you get the keys.

None of this is hidden. It's just spread across a cost sheet, a sale agreement and a few receipts, so it's easy to miss until the money is due. Here's what usually adds up.

The government's share

These apply to almost every purchase and you can't negotiate them.

• GST: 5% on an under-construction flat. A ready-to-move flat with an Occupancy Certificate has no GST.
• Stamp duty: about 5.6% within Bengaluru city limits for flats above ₹45 lakh. That's 5% duty plus surcharge and cess.
• Registration fee: 1% of the property value.

On ₹1 crore, that's roughly ₹11–12 lakh for an under-construction flat and ₹6–7 lakh for a ready one.

The builder's extras

These depend on the project. Some are bundled into the base price, some aren't. Ask for the full cost sheet, not the brochure.

• Car parking. ₹3–6 lakh for a covered slot when it's charged separately.
• Floor rise and preferred location. Higher floors, corner units and park-facing flats often cost ₹50–200 more per sq ft.
• Clubhouse membership. ₹1–3 lakh in many projects.
• Electricity and water connection charges. Often ₹1–2 lakh, sometimes more for larger flats.
• Maintenance deposit. Usually 12–24 months of maintenance paid upfront. At ₹4 per sq ft on a 1,400 sq ft flat, two years is about ₹1.3 lakh.

The costs nobody puts on a sheet

• Legal checks and paperwork. ₹25,000–50,000 for a proper title and document check, plus khata transfer later.
• Loan processing fees. Typically up to 0.5% of the loan amount.
• Interiors. A bare flat needs wardrobes, a kitchen, lights and fans before anyone can live in it. Budget ₹8–15 lakh for a sensible 3 BHK.

Why this matters for your loan

Banks usually lend up to 75–80% of the agreement value. They generally don't fund stamp duty, registration or interiors. So on a ₹1 crore flat with an 80% loan, your own money isn't ₹20 lakh. It's closer to ₹35–40 lakh once everything above is paid.

That's the number to plan around.

What to ask before you book

1. Can I see the full cost sheet with every charge, including parking and deposits?
2. Is GST included in the price you just told me?
3. What's the maintenance rate, and how many months do you collect upfront?
4. Which of these charges are refundable?

If a sales team won't answer these in writing, that tells you something too.

Want a second pair of eyes on a cost sheet? Send it to us and we'll tell you what it really adds up to. Free. Or browse the projects we're tracking.