How to read a builder cost sheet, line by line

Cost sheets differ between developers, so yours may use other names. Take the sheet in your hand and go down it in this order.

What should the top of the sheet show?

The top must identify one unit and one date. Look for the project name, RERA number, tower, unit number, floor, carpet area and balcony area. A sheet without a unit number is a sample, not an offer. A date matters because prices change, and you want to know how long this one holds.

Base price

This is the core price of the flat. Check whether the rate is quoted on carpet area. If it is on any other area, divide the total by carpet area yourself, as our carpet and super area comparison shows.

Preferential location charges

These are extras for corner units, park views or chosen floors. Check that your unit really has the feature, and that it stays that way on the sanctioned plan.

Parking

Check if parking is included, optional, or charged as a separate line. Ask whether the price is for a covered or open space, and which space you get.

Club membership and amenities

Ask whether this is one-time or recurring, and whether it is compulsory. Ask when the facility will actually be ready.

Power backup and connection charges

These cover electricity, water, sewer and backup connections. Ask whether they are fixed amounts or estimates. An estimate that says “as applicable” can grow later, so ask for a maximum in writing.

Maintenance deposit and IFMS

UP RERA notified a framework in July 2026, as reported, under which interest free maintenance security is collected at registration of the deed and held in a designated account. Check how yours is calculated, and how many months of advance maintenance are asked for.

GST

GST should appear as its own line with the rate shown. Check which lines it is charged on. Our note on GST on flats gives the rates and the cases where no GST applies.

Stamp duty and registration

Many sheets leave these out or mark them “extra at actuals”. Add them yourself. They are a large cost, set by the state, and a home loan usually will not cover them.

What should you question on a cost sheet?

Question any line that is vague, compulsory without reason, or missing an amount.

• “Miscellaneous”, “administrative” or “other” charges with no explanation.
• “Extra at actuals” lines with no upper limit.
• A rate quoted on super area when the agreement quotes carpet area.
• Charges that are in the sheet but not in the agreement, or the other way round.
• Any escalation clause that lets the price rise after booking.
• A “discount” that only applies if you pay today.

Does the payment schedule belong on the sheet?

Yes, and it deserves as much attention as the price. Check each milestone and its percentage. Construction-linked plans should tie each payment to a stage on site. Check what is due at booking, and compare it with the 10% limit in Section 13 of the RERA Act. Then see the checks to finish before paying a booking amount.

How do you compare two sheets?

Lay them side by side and work out the total divided by carpet area for each. Then look at what each total leaves out. For a real comparison, ask for sheets for similar units, for instance at Eldeco Hanging Gardens and Eldeco Latitude 27, and add the lines each one omits. If you are comparing developers, Rishita Serenity Phase 3 gives you a different format to test your reading on. Lalit can go through any sheet with you, including one from another seller.