Why the cost sheet matters
A builder's cost sheet lists everything you will pay for a flat. The headline price you see in an advert is often only the base price, so always ask for the complete cost sheet in writing before comparing projects or offers.
The common lines on a cost sheet
- Basic Sale Price (BSP): the base price of the flat, usually quoted per square foot. Check whether it is based on carpet area or super area.
- Preferential Location Charges (PLC): extra charges for flats considered more desirable, for example park-facing, corner or higher floors.
- EDC / IDC: External and Internal Development Charges, linked to development of infrastructure. Ask whether these are included in the price or charged separately.
- IFMS: Interest-Free Maintenance Security, a deposit usually collected at possession.
- Club membership: a charge for access to the clubhouse and amenities, where applicable.
- Car parking: charges for parking, where applicable. Ask exactly what is included.
- Maintenance charges: advance maintenance that may be collected at possession.
- Taxes and registration: GST, plus stamp duty and registration charges at the time of registry.
When a developer makes a group offer through GetGroupDeal, we share the offer in writing so you can compare it line by line.
GST on flats
Under the current rules, GST applies to under-construction flats and is generally 5% (without input tax credit), or 1% for flats that qualify as affordable housing. GST does not apply to a completed flat sold after the completion or occupation certificate has been issued. Rules can change, so confirm the current position with the developer or your tax adviser.
How to compare two cost sheets
- Compare the total amount, not only the base price.
- Compare on the same area basis (carpet area is the clearest).
- List the charges that appear on one sheet but not the other.
- Compare the payment plan: how much you pay, and when.
- Ask for anything unclear to be explained in writing.
Frequently Asked Questions
What is carpet area?
Under the RERA Act, carpet area is the net usable floor area of a flat, excluding the area covered by external walls, service shafts, exclusive balcony or verandah and exclusive open terrace, but including internal partition walls.
Are stamp duty rates fixed?
Stamp duty and registration charges are set by the state government and can change. Check the current rates for Haryana before you budget.
