In a developing country like India where is a continuous demand for housing especially in metropolitan cities. This holds good to an emerging and developing city like “Bangalore ” also. Today it’s also called the “Silicon Valley of India” as there many IT companies like Infosys, Wipro, TCS, Accenture, IBM, Oracle, Capgemini, Cisco, Mindtree etc. These companies are employing lakhs of people. Most of these are IT professionals are migrated to Bangalore and settle down.
This phenomenon has lead to an increase in housing demand, especially for residential housing. In a City like Bangalore, one can find my layouts developed by private builders approved by government bodies such as BBMP, BDA, KIDB, BMRDA, Gram Panchayat etc.
One can come across various layouts developed by Bangalore Development Authority (BDA) like HSR layout, HBR layout to name few. There are many site dimensions that one might come across like 20×30 20×40 20×50 30×40 30×50 30×60 40×50 40×40 40×60 50×80 100×110 80×100 etc.
The road with also varies depending on the site dimension right from 25 ft to 100 ft generally smaller the plot dimension lesser the road width. If you want to know your budget required, you can visit the link Cost calculator for a 40×60 site where one can enter various parameters to calculate the cost like flooring options, Door options, Wood, Windows etc.
If you are Building your first House, then it’s essential to know your Budget?
If it’s your first time of building a Hosue in Bangalore then its a no joke. As one needs to systematically plan in terms for the overall project cost or construction cost in simple terms if you have a total project budget of Rs 1crore for Both site and building construction, then it’s advisable to keep 40 to 50% of the overall budget for buying the Plot.
The cost of site purchase depends on the various factors like how close is it to the city center, Metro stations Connectivity, Schools, Colleges, Hospitals, Shopping malls. These are some of the factors that determine the land cost of that particular area.
As this article discusses on Building a house on a 40 x 60 Site in Bangalore, One needs to know the budget on how much of the Budget should be spent on purchasing the Site. If one goes by market value considering the Site cost alone would come at a minimum of Rs 50 to 60 lacs(Rs 2500/sq ft) for a 2400 sq ft plot. If your site dimensions are 1200 sq ft, then visit this link cost for building a house on 30×40 where its similarly explained.
In some prime locations such as Koramangala, HSR Layout, BTM where the real estate market price can go up to Rs 16,000/sq ft. So it’s very important to plan your Budget with the Help of experienced Architects who make sure that the 40×60 house plans in bangalore are designed within your budget.
WHAT CAN YOU CONSTRUCT ON A 40×60 SITE?
“One can build different types of houses possible on a 40*60 or 2400 sq ft site, As this is a larger plot it would be the ideal site dimension for constructing a Independent house with good landscaping with descent setbacks for a good natural light and ventilation. If thought commercially like with respect to Returns on investment (Roi’s) then once build with combination of rental and Duplex house as explained below.”
SITE DIMENSION: 40×60 / 2400 SQ FT.
FAR (min) of 1.75: 4200 sq ft (2400 x 1.75 FAR).
Note: The FAR for a 40×60 site can be a minimum of 1.75 times the plot dimensions or in some cases, it can even be greater than that up to 2.25 or more. Greater FAR are possible on plots situated on commercial zones or facing wider roads like more than 40ft width. Once you hire an Architectural firm for designing your house one needs to make sure that the FAR for the site is clearly discussed with the client and the Architect need to explain if there is any violation in FAR if any after the floor plans are finilized.
OPTION 1: CONSTRUCTION OF INDEPENDENT HOUSE
This would be the best option to be built if you are looking to build just one independent house of G or G+1 floor. In this option on can have sufficient parking space sufficient setbacks for good natural light and ventilation? This would be a better option as the scope for architects to design your dream house is much better when compared to the below options. One can have a good 2BHK house designed on the ground floor with all modem amenities with adequate landscaping area.
OPTION 2: CONSTRUCTION OF DUPLEX HOUSE
If your requirement is having a big lavish house with all modern amenities like Home theatre, Gym room, Bbq area, Terrace bar etc then one can consider this option. Generally, a 2400 sq ft plot is good enough for building a spacious duplex home of 3/4bhk. Also one needs to note that in this option also there will be only one single unit house and will not have any rental units.
OPTION 3: CONSTRUCTION OF RENTAL HOUSES
If your intention is towards “ ROIs (Returns on investment)” then you can opt for planning to build the maximum rental units possible on a 40×60 site. This option is more suitable for someone who wants to create a rental income on the property or pay the home loans taken towards the building construction. One can build a combination of 2BHKs and 3BHKs as per the market demand and get the best return on investment.
OPTION 4: CONSTRUCTION OF DUPLEX HOUSE with RENTAL HOUSES:
This option is more suitable for the clients who need to have their duplex house as well as some rental units on the other floors to generate some income from the property. There are multiple combinations to do this either one can build a Duplex home on G+1 or 2nd and 3rd floor. One can have a personal terrace area restricted for clients use itself if the owner opts to build his home on the upper floors. The detailed combinations are explained below.
40×60 HOUSE CONSTRUCTION COST GROUND FLOOR of 2BHK/3BHK BUA: 1000 to 1600 SQ FT
If one is planning to go for a 2400 sq ft or 40×60 construction in Bangalore in two phases or running short on a budget then this would be the best option. As the project can be executed or constructed phases as per the available budget the First phase would be to construct the Ground Floor and on the next phases to build the above floors as per the available budget.
But in this option, one should make sure that the selected residential Architect gives the required residential house designs to execute the house plans along with all Architectural working drawings to execute the project for all floors.
One should have all supporting Structural working drawings required to execute the project which has to given by the Structural engineer in the initial design phase its self. As these supported drawings will be needed to execute the next phases of the project without any delay.
2BHK GROUND FLOOR 1000 SQ FT:
In this option can build a spacious 2BHK house with two master bedrooms with 3 car park provision and 8 to 12 two wheeler parking. A normal set back area of around 4ft can be left all around the house except towards the roadside. One can give a provision for a small land spacing area or create a green zone of around 50 sq ft.
If the upper floors are planned for an apartment concept, then one can think of having lift provision. If you are doing this in different phases, you need also have the proposed 3D building elevations for the entire building prepared by your Architect.
Ground Floor: 3 car park + 8 to 12 two wheeler parking + 1 Master bedroom of 12*15 with attached bathroom + Guest bedroom of 160 sq ft + Common bathroom + Living room of 16*17 + Dining area +Puja room + Kitchen with Storeroom and attached utility area.
2BHK GROUND FLOOR 1500 SQ FT:
In continuation of the above requirements, one can build a 3Bhk independent house with 3 rooms. But in this case, the parking would be from 1 or 2 small cars only with the remaining space can be used for two wheeler parking with an external staircase to above floor. Since the parking area is restricted in this option the best advice is to build fewer no of units on the upper floors ideally one Duplex house.
In this option also even though you are building just the Ground floor one needs to get the Floors plans and all the required working drawings required to construct the upper floors in the next phase.
Ground Floor: Living room of 14*16 + Car park provision for 2 small cars + 4 to 6 two wheeler parking area + Kitchen of 14*11 + Dining area + Common bath + 1 Master room of 145 sft with attached bath + 2 Guest bedrooms + Common bath + External staircase to upper floors.
40×60 CONSTRUCTION COST IN BANGALORE DUPLEX HOUSE G+1 BUA: 3000 to 3500 sq ft
If you are planning to build an independent duplex house on 40*60 site or construction of a duplex house with some additional units, then this would be the options you need to look at. The scope of Architects to design would be much better here compared to other options. During preparation of Duplex house plans, one needs to discuss the requirements like no of rooms; setbacks etc. one needs to make sure that one finalizes floor plans before proceeding with the designing of a 3D Elevation.
If one has thought for building a duplex house and rentals houses on the above floors of the duplex, In this case, the project can be constructed in a phased manner also. One needs to also make sure to the building plan sanction in Bangalore from BBMP/BDA and temporary electrical connection from BESCOM before one can start the actual construction on site.
4BHK DUPLEX HOUSE 3000 SFT:
Construction of a Duplex home on a 40*60 plot with a built-up area of around 3000 sq ft on G+1 floor with one car park and 4 to 6 two wheeler parking space. One can have a decent set back of around 4ft on all the three sides of the property, and towards the roadside, one can have about 6 to 8 ft where one can design small landscaping or veranda etc depending on the requirements.
Ground Floor: One car park + Small garden area + Living of 14*17 + Dining area for 8 people open to Kitchen attached with utility area + Puja room 5*6 + Common bath + 1 Master bedroom of 16*15 with attached bath + Guest bedroom + Internal staircase to the first floor.
First Floor: Family living area with a large balcony of 12*6 facing road with large windows + Master bedroom of 160 sq ft with attached bath area separate study area attached to walk in the closet area + children’s bedroom of 155 sq ft with attached bath.
Second Floor: Terrace area with an overhead water tank.
In continuation of the above requirement to know What would the 40×60 residential construction cost in Bangalore for building a duplex house, In this scenario we continue considering that one has sufficient budget and requires all modern amenities or premium requirements like having a terrace garden, water body, Home theatre, Gym, Bar, barbecue area, deck area etc.
In such a case the client needs to add more built up area which means considering the possibility of adding an additional floor to meet his requirement. This not only increases the built-up area but also increase the residential construction cost of the project. Also, these premium amenities will cost more the standard construction rates which are around Rs 1700/sq ft.
Since one is planning to build his House on G+2 floors with a 4BHK concept one can have good designer landscape with water body at the entrance, small porch area with cover car parking spaces for 2 cars, Good elevation with premium materials used for wall cladding like granite, marble, stacking stones, composite materials etc. For windows, one can even plan to have bigger windows with frameless glass railings for the balcony.
4BHK DUPLEX HOUSE 4500 SFT:
Ground Floor: 2 covered car parking spaces + 4 to 8 two wheeler parking + 4 ft setback on all three sides + Foyer of 5*9 + Large living room of 360 sq ft + Island kitchen concept of 190 sq ft with attached store room and utility area with access from outside also + Big Master bedroom of 16*18 with work area attached bathroom and walk-in closet + Pujja room of 85 sq ft + Common bath + Internal staircase.
First Floor: 2 Master bedrooms with an attached bath of 200 sq ft each + 1 children’s bedroom of 175 sq ft + Family living area of 200 sq ft + Balcony facing the road of 135 sq ft + Internal stairs to the second floor.
Second Floor: Gym area of 160 sq ft + Home theatre of 18*12 + Open reading area +Guest bedroom with attached balcony of 8*5 + Terrace area with Bar or Barbecue provision (as per your need).
40×60 COST OF CONSTRUCTION IN BANGALORE FOR DUPLEX + RENTAL HOUSES on G+3 FLOORS 5800 to 6600 SQ FT
In this option, we consider a scenario that one needs to build both Duplex house and some rental units to generate some rental income on his 40*60 site. But even before one proceeds one need to finalize on which floors he wants his duplex home to be planned as there are various possibilities as explained below. Below its explained in detail about 40×60 Duplex house construction cost in Bangalore along with various scenarios.
First one needs to decide on the parking option as one can even consider leave the entire ground floor for the parking area and then build the housing units from upper floors or leave space for just one car park with 8 to 12 two wheeler parking spaces to accommodate rental units also. You have an option of having your Duplex house on G+1 or 1st & 2nd Floors.
If you choose G+1 then you have the main advantage of starting the house from the ground floor which means even elderly people can easily access the space without much difficulty. The disadvantage in this option would be the carpet area would be less which means a smaller living area, bedrooms etc. This space crunch is caused because of leaving the parking area and having an internal and external staircase pass through the same roof.
If your option is to choose planning your Duplex house on upper floors which means the tenant or rented units will be planned below the duplex unit. In this option, you have more advantages than disadvantages. Some of the pros are better ventilation and natural light you will be on the upper floors. Less noise and more privacy as you can plan the better placement of windows and doors.
The entire terrace can be privately used where you can plan your future needs like terrace garden, bar counter, deck area, barbecue zone, gym etc. More space available as you needn’t leave space for parking or external staircase which leads to bigger rooms, living zones.
The main disadvantage in this option would be that one needs to climb one or two floors to reach the duplex unit this can be solved by providing a lift which will increase the construction cost by additional 8 to 10 lacs. Also one needs to keep in mind that the residential construction cost will be more for a duplex unit when compared to rental units. This is caused when one chose premium construction materials for finishes like flooring, cladding, painting, bath ware fittings woodwork etc.
4BHK DUPLEX HOUSE on G+1 AND RENTAL HOUSES on 1st & 2nd FLOOR: BUA: 6900 SQ FT
GROUND FLOOR: 1 car park + External staircase to upper floors + Living room of 168 sq ft + Kitchen area of 16*12 + Pooja room + Dining area + Common bathroom + 1 Master bedroom with attached bath + Internal stairs to the first floor.
FIRST FLOOR: Family area of 150 sq ft with a balcony of 10*5 facing road + 2 Master bedrooms with an attached bath of 14*13 + Guest bedroom of 12*14.
SECOND FLOOR: 3 BHK HOUSE: Living area of 170 sq ft + 1 master room of 14*16 with attached bath + 1 Children’s bedroom with attached bath + Guest bedroom + Common bath + Small dining zone of 150 sq ft + Kitchen with utility.
THIRD FLOOR: 2BHK x 2 NO’s: Small living room of 12*14 + 1 Master room with attached bath + Guest room + Kitchen.
Note: The rental units can be customized as per your needs like different combinations of 1bhk, 2bhk, 3bhk.
40×60 RESIDENTIAL CONSTRUCTION COST IN BANGALORE G+3/G+4 FLOORS BUA: 6800 sq ft to 7900 sq ft
If you are thinking of building a House is just an investment or thinking on ROI’s (Return on Investment) then in this option we discuss on building multiple units. The current 2400 sq ft/40*60 construction rates for building rental units of G+3 or G+4 floors will start from Rs 1700/sq ft. There are multiple options or combinations for building rental houses like G+3 or G+4 floors.
As per BBMP Plan approval by laws one get Approval for G+3 floors on a 40×60 plot while showing ground floor for parking use. In some cases, if the site comes under commercial zone or it faces bigger road width in such cases one can get more FAR of 2.25 when compared to a standard FAR of 1.75. Ideally, if you are planning to have more tenant units then it is recommended to leave the entire ground floor for parking. So that it can meet the parking needs of multiple combinations of 1bhks, 2bhks or 3bhks built and one can also consider building an additional floor in future if required.
As per the current construction cost in Bengaluru 2019 for building a residential house would cost Rs 1700/sq ft for a standard finish. If you want to select premium finishes for your bath ware, painting, wall cladding, elevation work then it might even go to the upwards for Rs 2500/sq ft.
Before meeting the Architects for designing your home you need to do a research on what are best combinations for houses (2bk 1bhk 3bhk 1hk) that you need to construct in order to get the maximum rental income from the property.
Once you have your requirement ready then you can meet your selected Architects and give the total requirements like no of floors, no of tenant units, parking requirements, setbacks, no of units per floor, water management etc. Once the overall floor plans given by the Architect meets your requirements then the next step would be designing a 3D elevation for the proposed building. This 3D building elevation shows how the building will look once construction is completed.
RENTAL HOUSES ON A 40*60 of G+3/G+4 FLOORS:
Ground Floor: Parking area of 850 sq ft + 2BHK of 800 sq ft (1 Small living room of 144 sq ft with attached dining area of 80 sq ft + Master room with an attached bath of 155 sq ft + Common bath + Guest room + Kitchen) + External staircase to above floors.
First Floor: 3BHK of 1800 sq ft: Living area of 14*16 + Dining room of 12*15 + Master Bedroom of 16*12 with bath + 2 guest rooms + Kitchen area of 140 sq ft with utility + common bathroom.
Second Floor: 2BHK x 2 units of 800 sq ft each: Living room of 14*16 + Small dining room + Master bed room 14*16 with attached bath + Guest room of 13*15 + Kitchen 135 sq ft + Common bath room.
RENTAL HOUSES ON A 40*60 with the Ground floor for parking G+3/G+4 FLOORS:
If you need to construct additional floors which require more parking spaces to take care of the additional units to be constructed then this option would be more suitable. One can come across 40×60 house constructions which has G+3/G+4 floors being built on it. Generally, most of such building will have one-floor violations which means they have additional floors built other than the sanctioned drawings.
Ground Floor: Open Parking Area for 3 cars +15 two-wheelers.
First Floor: 3 Bhk: 1 Spacious living room of 14*18 + 2 Master bedrooms with an attached bath of 150 sq ft each + Dining area of 14*12 + Common bath + 1 Guest room + puja room.
Second Floor: 2bhk x 2nos : 780 sq ft x 2 nos: 1 living zone of 160 sq ft + Dining for 6 persons + Kitchen room + 1 Master bedroom of 14*12 with attached bath + Common bath.
Third Floor: 2bhk x1no + 1 Bhk x2nos: 1 small living room of 145 sq ft + 2 rooms with one attached bath room + Common bath + Dining area + Kitchen. 1BHK: 1 living of 12*13 + 1 Room of 12*11 + Common bath room.
Note: During the design stages while in discussion with the Architect make sure that you discuss the no of units required and the different combinations of 1bhk, 2bhk or 3bhks needs to design as per the market requirement.
40×60 APARTMENT CONSTRUCTION COST G+3/G+4 FLOORS BUA: 6500 to 7800 sq ft
If you are planning to build an apartment and sell then this would be the best option. In the below options we discuss in about 2400sqft / 40×60 apartment construction cost in Bangalore and discuss the various pros and cons of building an apartment on a 40×60 site.
CAN I CONSTRUCT AN APARMNET ON A 40×60 SITE?
YES and No both, the reason being as per BDA norms one should have a minimum site dimension of around 4000 sq ft if a Builder needs to build multiple units and sell them as independent flats. Since a 40×60 site comes with 2400 sq ft area which is less than the permissible limit of around 4000 sq ft. Hence it’s difficult to officially construct apartments and will be difficult to get an OC (Occupation Certificate) or CC (Completion Certificate).
If a 40*60 site comes under BBMP limits then one can get a 40×60 Plan sanction from BBMP showing 4 to 5 kitchens max (Note: In most cases its only 4 Kitchen approval) with a minimum FAR can be considered at 1.75 which means a built-up area of 2400 sq ft Site x 1.75 FAR = 4200 sq ft excluding parking area. This means that 4 kitchen on approval means one can construct and sell only 4 houses.
There are many small builders who build apartments on 40×60 and get the apartment registered to an independent homeowner under multiple dwelling without giving any OC or CC which itself is illegal but one can come across such practices on such site dimensions. These so-called apartments are generally developed on upcoming residential localities where the real estate prices are high.
If a Builder is constructing an Apartment on a 40×60 in most cases he goes to get a Plan sanction of Stilt or Ground + 3 Floors where the ground floor is complete left open for parking space. One can build 2Bhk x 2 nos of around 800 sq ft each. In some cases, one can come across such building having additional floor being built which violates the BBMP plan approval bylaws.
What is STILT FLOOR?
As Stilt floor is a floor where the flooring level will be +/- 3ft from the nearest road level which is considered as “0 lvl”. Generally, a Stilt Floor will have the minimum height required for parking only which can be considered as +8 ft compared to a general slab height of around 10ft 6”. A stilt Floor not only reduces the building construction cost but also the building overall height.
There are many builders that you might come across that have constructed multi dwelled apartments on a 40×60 site which have more than 4 units. Such type of construction can be seen more on B Khata properties and are generally priced 25% at lesser cost when compared to an apartment that has an OC and CC around the same locality.
40×60 STILT + G+2 FLOORS:
If you are planning to build more than 4units on 3 upper floors then its recommended to leave the entire Stilt or Ground Floor for the parking area to take care of the parking requirements. One needs also provide additional amenities like Lift, Power back, Common room on the terrace area etc.
Ground Floor: Covered 3 car parking + 2 wheeler parking + External staircase + Lift.
First Floor: 2 Bhk x 2 nos: 1 Living area of 15*13 + 1 Master bedroom with attached bath + Guest room of 12*14 + Common bathroom + Kitchen of 14+10 with utility + Dining area.
Second Floor: 2 Bhk x2 nos: Living room of 160 sq ft + Dining for 4 persons + Kitchen of 12*14 with small attached utility area + 1 master bedroom with attached bath + Guest room + Common bath.
Third Floor: 3Bbhk unit: Foyer 8*6 + Living area 16*14 + Dining room of 12*15 + Kitchen with store room and utility area + 2 master bedrooms of 170 sq ft with attached bath + 1 Guest room + Common bath.