2BHK House Construction Cost (2026)
A 2BHK house costs about ₹12.9–22.6 lakh to build in 2026 (ground floor only, standard finish) at 700–1,000 sq ft of built-up area, or roughly ₹2,050 per sq ft with materials and labour. At 800 sq ft, the middle layout below, it is ₹14.8–18.1 lakh; as G+1 with 800 sq ft on each floor, ₹27.2–33.3 lakh.
SiteSetu cost engine, October 2026, at national-average prices. Includes materials, labour and 5% contingency; the range is ±10%. It is a budget, not a quote. Land, approval and design fees and interiors are extra.
A 2BHK is a room count, not a size. Our three layouts run from 700 to 1,000 sq ft; what changes between them is the number of bathrooms, the living room and storage.
2BHK cost: economy, standard and premium
For a ground-floor house, standard finishes work out to about ₹2,050 per sq ft, economy ₹1,750 and premium ₹2,550. Area means built-up area on each floor, walls included. G is ground only; G+1 is a new house with two equal floors. The figures come from the house cost calculator.
| Area per floor | Floors / total built-up | Economy | Standard | Premium |
|---|---|---|---|---|
| 700 sq ft | G / 700 sq ft | 11.1–13.6 | 12.9–15.8 | 16.1–19.7 |
| 700 sq ft | G+1 / 1,400 sq ft | 20.3–24.8 | 23.8–29.1 | 30.1–36.8 |
| 800 sq ft | G / 800 sq ft | 12.7–15.6 | 14.8–18.1 | 18.4–22.5 |
| 800 sq ft | G+1 / 1,600 sq ft | 23.2–28.4 | 27.2–33.3 | 34.4–42 |
| 1,000 sq ft | G / 1,000 sq ft | 15.9–19.5 | 18.5–22.6 | 23–28.1 |
| 1,000 sq ft | G+1 / 2,000 sq ft | 29–35.5 | 34–41.6 | 43–52.5 |
- Economy: Ceramic tiles, distemper, flush doors, basic fittings.
- Standard: Vitrified tiles, emulsion paint, branded fittings.
- Premium: Large-format tiles or granite, UPVC windows, premium fittings.
The structure is the same in all three; only finishes and services change. Basis: RCC frame on isolated footings, about 3 m floor height, brick walls and site-mixed concrete. Rates include contractor overheads and profit. No compound wall or sump.
Room-wise area options for a 2BHK
A 2BHK fits in 700–1,000 sq ft of built-up area in the three layouts below; the extra area goes into bathrooms, living space and utility.
These are area budgets, not drawings or minimum room sizes. Each table adds up to the built-up area; parking, garden and setbacks sit outside it. A G+1 house needs a new plan with a stair.
700 sq ft: Tight 2BHK: one shared bathroom
| Space | Sq ft |
|---|---|
| Living and dining | 150 |
| Bedroom 1 | 100 |
| Bedroom 2 | 90 |
| Kitchen | 70 |
| Shared bathroom | 40 |
| Utility | 20 |
| Entrance and circulation | 90 |
| Walls and columns | 140 |
| Built-up total | 700 |
800 sq ft: Compact 2BHK: two small bathrooms
| Space | Sq ft |
|---|---|
| Living and dining | 180 |
| Bedroom 1 | 110 |
| Bedroom 2 | 100 |
| Kitchen | 80 |
| Two bathrooms together | 70 |
| Utility | 35 |
| Entrance and circulation | 85 |
| Walls and columns | 140 |
| Built-up total | 800 |
1,000 sq ft: 2BHK with separate utility space
| Space | Sq ft |
|---|---|
| Living and dining | 230 |
| Bedroom 1 | 140 |
| Bedroom 2 | 120 |
| Kitchen | 100 |
| Two bathrooms together | 85 |
| Utility | 45 |
| Entrance and circulation | 100 |
| Walls and columns | 180 |
| Built-up total | 1,000 |
Plot area, built-up area and the duplex ambiguity
Plot area is the land. Built-up area is what you build on each floor, walls included. The approved plan sets how much of the plot you can cover, so never multiply plot area by a construction rate.
The same 800 sq ft can be one floor or two. On one floor, a standard house costs ₹16,42,438 in the model; as two floors of 400 sq ft each, it costs ₹15,12,899. The difference comes from the smaller foundation and roof. The G+1 rows in the table above are different: they have 800 sq ft on each floor. Check that a smaller floor still fits your rooms before choosing it.
700 sq ft: one shared bathroom and tight storage
This compact option keeps both bedrooms but uses one bathroom and a smaller living area. Check furniture clearances, daylight and ventilation on an architect's layout before adopting it. It is an illustration, not a minimum permitted 2BHK size.
800 sq ft: a second bathroom is a scope change
The middle option introduces two small bathrooms. A per-sq-ft engine only sees the extra area; a drawing-based BOQ sees the extra fixtures, wet-area tiles, drainage branches and waterproofing. Ask the contractor to price that difference.
1,000 sq ft: spend the extra area deliberately
The larger option grows the bedrooms, living area and utility. Compare that benefit with buying higher-grade finishes in the smaller house. Below, the finish bands and area schedules let you compare those two decisions separately.
Material quantities at each planning size
At 800 sq ft, the middle layout, a ground-floor 2BHK needs about 366 bags of cement, 3,434 kg of steel and 6,718 bricks in this model. Finish quality does not change these quantities.
Cement covers RCC, PCC, brickwork and plaster; tile bedding is extra. Use these numbers to budget, not to order: an order list needs the structural drawings and a wastage allowance.
| Material | 700 sq ft · G | 700 per floor · G+1 | 800 sq ft · G | 800 per floor · G+1 | 1,000 sq ft · G | 1,000 per floor · G+1 |
|---|---|---|---|---|---|---|
| Cement (50 kg bags) | 320 | 556 | 366 | 635 | 457 | 794 |
| Reinforcement steel (kg) | 3,005 | 5,505 | 3,434 | 6,291 | 4,293 | 7,864 |
| Conventional bricks (nos) | 5,879 | 11,757 | 6,718 | 13,437 | 8,398 | 16,796 |
| Sand (cft) | 911 | 1,565 | 1,042 | 1,788 | 1,302 | 2,236 |
| Aggregate (cft) | 1,301 | 2,086 | 1,487 | 2,384 | 1,859 | 2,980 |
Sand and aggregate are in cubic feet (cft), not tonnes. Steel is the theoretical quantity; wastage is in its rate. These materials are already priced in the budget above, so do not add them again.
2BHK construction budget in eight cities
Local prices move the same 800 sq ft ground-floor house from ₹16.1 lakh in Hyderabad to ₹19.4 lakh in Mumbai, with standard finishes.
Only material prices and wages change between rows; the area is the middle layout. Each city guide lists its reported prices and their source dates. Coimbatore is not yet a city option in the calculator.
| City / source notes | G central total and range | G+1 central total and range (1,600 sq ft) |
|---|---|---|
| Bangalore | ₹18,61,605₹16.8 lakh to ₹20.5 lakh | ₹34,27,946₹30.9 lakh to ₹37.7 lakh |
| Chennai | ₹18,63,505₹16.8 lakh to ₹20.5 lakh | ₹34,37,762₹30.9 lakh to ₹37.8 lakh |
| Hyderabad | ₹16,09,635₹14.5 lakh to ₹17.7 lakh | ₹29,78,390₹26.8 lakh to ₹32.8 lakh |
| Pune | ₹18,55,901₹16.7 lakh to ₹20.4 lakh | ₹34,02,146₹30.6 lakh to ₹37.4 lakh |
| Mumbai | ₹19,37,863₹17.4 lakh to ₹21.3 lakh | ₹35,49,944₹31.9 lakh to ₹39 lakh |
| Delhi | ₹17,95,873₹16.2 lakh to ₹19.8 lakh | ₹32,92,355₹29.6 lakh to ₹36.2 lakh |
| Kolkata | ₹17,37,622₹15.6 lakh to ₹19.1 lakh | ₹31,90,204₹28.7 lakh to ₹35.1 lakh |
| Coimbatore | ₹17,38,308₹15.6 lakh to ₹19.1 lakh | ₹32,07,015₹28.9 lakh to ₹35.3 lakh |
The national figures on this page use the calculator's baseline: cement ₹390/bag, steel ₹56/kg, sand ₹55/cft, aggregate ₹40/cft, bricks ₹7,000/1,000 and mason ₹900/day. These are model inputs, not supplier quotes. Get delivered prices before ordering. Price review: August 2026 baseline; eight house-cost cities reviewed 20 October 2026 (source dates vary).
Stage-wise spend at 800 sq ft per floor
RCC frame takes the largest share, about 35.3% of a standard ground-floor budget; masonry and plaster is next at 12.6%. National-average prices.
| Stage | G amount | G share | G+1 amount |
|---|---|---|---|
| Foundation and plinth | ₹1,86,088 | 11.3% | ₹2,15,659 |
| RCC frame | ₹5,79,555 | 35.3% | ₹11,02,748 |
| Masonry and plaster | ₹2,06,582 | 12.6% | ₹4,13,164 |
| Flooring and tiling | ₹1,03,236 | 6.3% | ₹2,06,472 |
| Doors and windows | ₹1,26,000 | 7.7% | ₹2,52,000 |
| Painting | ₹71,881 | 4.4% | ₹1,43,763 |
| Electrical | ₹1,26,000 | 7.7% | ₹2,52,000 |
| Plumbing and sanitary | ₹1,42,800 | 8.7% | ₹2,85,600 |
| Waterproofing and misc | ₹1,00,296 | 6.1% | ₹1,54,392 |
| Total | ₹16,42,438 | 100% | ₹30,25,798 |
Each stage includes its share of the 5% contingency (G: subtotal ₹15,64,227.12 + 5% = ₹16,42,438.48). Rows are rounded to whole rupees so they add up to the total. RCC frame carries all steel and shuttering, footings included. These are cost groups, not a payment schedule: pay against measured, completed work.
What this budget includes and excludes
The budget covers the house from excavation to paint, with wiring, plumbing and sanitary fittings. Land, fees, interiors and special foundations are extra.
Included as model allowances
- Ordinary excavation, PCC, isolated footings, plinth filling and floor bed.
- RCC, reinforcement and formwork; conventional brick walls and internal/external plaster.
- Floor/wall tiles, doors, windows, paint, electrical, plumbing and sanitary allowances for the selected quality.
- Roof/wet-area waterproofing and a general kitchen-platform, railing and sundries allowance.
- Material and labour, the engine's overhead/profit allowances, and 5% contingency.
Price separately
- Land, authority fees, architect/structural design and utility connections.
- Basement, piles/raft, rock breaking, major dewatering and special retaining work.
- Furniture, wardrobes, modular kitchen and other fitted interiors.
- Borewell, lift, solar and external landscaping or paving.
- Compound wall and sump: available as calculator extras, but set to zero on this page.
Ask each contractor for quantities, units, rates and exclusions in writing. The 5% contingency covers small surprises, not an item you already know is missing.
Compare the model with a measured house BOQ
A measured BOQ will not match this model line for line: the model applies typical quantities to floor area, while a BOQ measures one set of drawings.
Our measured G+1 sample BOQ has 48 items from a different house. It is not a 2BHK benchmark and we do not scale it; the table only shows how the two methods differ.
| Quantity | This G+1 model | Published sample BOQ |
|---|---|---|
| RCC, m³ | 60.72 | 129.42 |
| Formwork, m² | 411.82 | 1,746.67 |
| Masonry, m³ | 27.2 | 111.38 |
The sample traces each quantity to the drawings and flags assumptions. Its rates are blank, it leaves out reinforcement, finishes and MEP, and its wall plaster is gross (before door and window deductions).
For your house, get a BOQ from your drawings. BOQ scope and price are confirmed after we see the drawings.
2BHK house construction cost FAQ
What is the 2BHK house construction cost in 2026?
About ₹12.9–22.6 lakh for a ground-floor 2BHK with standard finishes at 700–1,000 sq ft, or roughly ₹2,050 per sq ft with materials and labour at national-average prices. It is a budget with a 5% contingency and a ±10% range, not a contractor quote.
What does G+1 mean in this 2BHK comparison?
Two equal floors of 800 sq ft, 1,600 sq ft in total, at ₹27.2–33.3 lakh with standard finishes. It is not the same area split over two floors, and it does not price adding a floor to an existing house.
Is there one fixed built-up area for a 2BHK?
No. 2BHK is a room count, not a floor area. The layouts on this page are planning examples, not minimum sizes or approved plans. Their totals include walls, columns and circulation, but not open plot area.
How much cement and steel does a 800 sq ft house need?
About 366 bags of cement and 3,434 kg of steel for the ground-floor house. The cement covers RCC, PCC, brickwork and plaster; tile bedding is extra. Treat these as budget quantities, not an order list or a bar bending schedule.
Does a premium finish change the steel in a 2BHK house?
No. In this engine, finish choice changes tiles, doors, paint and services, not the structure: the 800 sq ft ground-floor house carries about 3,434 kg of steel at every finish level. A different column grid, span or soil needs a fresh calculation from drawings.
Are land, interiors and approval fees included in the 2BHK budget?
No. Land, authority and design fees, utility connections, furniture, wardrobes, modular kitchen, special foundations, basement, borewell, lift and solar are all extra. Compound wall and sump are set to zero here; add them in the calculator.
Why would a measured BOQ differ from this estimate?
A BOQ measures your drawings; this model applies typical quantities to floor area. Our published sample BOQ is a different G+1 house, with blank rates, no reinforcement, finishes or MEP, and gross wall plaster, so its quantities should not be scaled to this house.
Does another bathroom change a 2BHK budget?
Yes, even at the same built-up area: sanitary fittings, pipe runs, wall tiles and waterproofing all go up. The engine prices services by area, so it does not reprice an added bathroom; count it in the BOQ.