Frequently asked questions

Roughly ₹2,000-2,500 for basic, ₹2,500-3,200 for standard/premium, and ₹3,500-5,000+ for luxury.

It's charged on built-up area (all floors, including balconies and staircase). Steel, cement, finishes and structure complexity drive the variation.

A 30x40 (1,200 sq ft) G+1 has about 2,000-2,200 sq ft of built-up area, so roughly ₹45-70 lakh at standard specs.

A 30x50 (1,500 sq ft) G+1 has about 2,600-2,800 sq ft, so roughly ₹60-90 lakh. Ground-only costs about half.

A duplex on a 30x40 or 40x60 plot usually runs ₹1-1.8 crore at premium specs.

Luxury villas (imported finishes, home automation, pool, basement) start around ₹3,500 per sq ft and climb quickly, so budget by specification rather than a flat rate.

In standard construction quotes, the following are typically excluded unless specifically contracted:

• Plan approval fees and architect fees (if not bundled)
• Soil test and structural design
• Compound wall, sump, borewell and septic tank
• Electricity/BWSSB connection charges
• Modular kitchen, wardrobes, interiors, furniture
• Landscaping, lifts, solar and GST
• Cost escalation on steel and cement

At Vellum & Stone, we provide fully itemized proposals upfront so you have total clarity before breaking ground.

Yes. The official building permission portal states that e-Khata is mandatory for Building Licence, Plinth Certificate and Occupancy Certificate applications from July 1, 2025. B-Khata sites first need regularisation to A-Khata.

Upload the e-Khata, sale deed, Encumbrance Certificate, latest property tax receipt, Khata extract and the architect's digitally signed drawings. Add owner ID proof and a site measurement sketch.

BBMP was formally dissolved in September 2025 and replaced by the Greater Bengaluru Authority (GBA), with five city corporations: North, South, East, West and Central.

Many people still say "BBMP", and the portals still carry that name. One source puts approval at 30-75 days depending on project size, and the 2026 amendment raised the residential height limit to 15 metres. Check the current rules for your plot before finalising floors.

About 8-10 months for a G+1 on a standard plot, 12-15 months for a duplex or villa. Approvals (1-2 months) and monsoon delays come on top.

• Labour contract: you buy the materials, and the contractor supplies only labour. It's cheapest, but you carry the procurement risk.
• Turnkey: one price covers labour, materials and finishing, and you get the keys. It's the most predictable option.
• Design-build: one firm does both design and construction, which gives a single point of accountability.

Not legally required, but strongly advisable. It should cover:

• Scope and specifications
• Price and payment milestones
• Timeline with delay penalties
• Material brands
• Change-order process
• Warranty and defect liability
• Termination terms

Independent architects typically charge 3-8% of construction cost or ₹50-150 per sq ft.

At Vellum & Stone, design is bundled into our design-build rate. You receive complete architectural planning, 3D drawings, structural engineering, and sanction drafting under one single agreement with no separate architectural bill.

Visit ongoing and completed sites, and speak to past clients. Check registration and GST, and ask for a written specification sheet with material brands.

Confirm the payment schedule is tied to progress, and compare the fully itemised quote instead of just the per sq ft rate.

Across Bangalore and Mysore. In Bengaluru, we cover Whitefield, Indiranagar, Koramangala, Jayanagar, Basavanagudi, HSR Layout, Sarjapur, Malleswaram, Hebbal, Electronic City, and Domlur, alongside Mysore residential projects.