Flat cost breakup: Base price to final agreement value is the full price sheet given by a builder that shows every single cost you pay for a new home—starting from the basic rate per square foot all the way to the final total mentioned on your legal home-buying papers. When you look for a new house, builders usually show you a lower price called the Base Selling Price (BSP). However, the actual agreement value is almost always 15% to 25% higher. This is because the agreement value includes the basic price plus extra charges set by the builder, like floor rise fees, special location charges, parking spaces, and clubhouse access. On top of that, your final all-in cost will include government taxes such as Goods and Services Tax (GST), Stamp Duty, Registration fees, and maintenance deposits.
Knowing how these costs add up helps you plan your budget safely so you do not face any sudden financial surprises when applying for a home loan or signing your contract.
When you decide to buy a flat—such as a modern apartment at Brigade Granada in East Bangalore—your total payment moves through three simple levels before you get the final key:
| Stage | What It Is Called | What You Are Paying For |
|---|---|---|
| Stage 1 | Base Selling Price (BSP) | The primary cost of the flat, worked out by multiplying the flat size by the basic rate per square foot. |
| Stage 2 | Total Agreement Value | Base Price + Floor Rise Fee + Location Fee (PLC) + Car Parking + Amenities & Utility Charges. |
| Stage 3 | Final All-In Cost | Total Agreement Value + Government Taxes (GST, Stamp Duty, Registration) + Legal Fees & Advance Maintenance. |
These are extra fees added by the builder based on the exact flat you choose:
Simple Agreement Value Formula:
$$\text{Agreement Value} = \text{Base Price} + \text{Floor Rise} + \text{PLC} + \text{Parking Fee} + \text{Amenity Fee}$$
These are mandatory payments set by central and state authorities that every home buyer must pay:
Paid right before you get the keys to move in:
Here is a simple example showing how a property with a basic rate of ₹1.50 Crore grows into the final payment amount:
| Cost Details | Type of Charge | Approx. Amount |
|---|---|---|
| Base Selling Price (1,300 sq. ft. @ ₹11,538/sq. ft.) | Basic Cost | ₹1,50,000,000 |
| Floor Rise Fee (10th Floor) | Builder Fee | ₹3,00,000 |
| Location Fee (PLC - Garden View) | Builder Fee | ₹4,00,000 |
| Car Parking Slot (1 Covered Slot) | Builder Fee | ₹4,00,000 |
| Clubhouse & Utility Setup | Builder Fee | ₹4,00,000 |
| Subtotal: Total Agreement Value | Agreement Base | ₹1,65,00,000 |
| GST @ 5% (Under-construction) | Government Tax | ₹8,25,000 |
| Stamp Duty & Registration @ 6.6% | Government Tax | ₹10,89,000 |
| Legal & Document Fees | Office Fee | ₹35,000 |
| Advance Maintenance + Corpus Fund (1 Year) | Moving-In Deposit | ₹2,50,000 |
| Total All-In Final Cost | Final Payment | ₹1,86,99,000 |
The base price is just the basic cost of the flat's living space. The agreement value is the base price plus all mandatory extra builder charges like car parking, floor rise fees, location charges, and clubhouse access.
GST for under-construction homes is calculated on the total agreement value (which includes parking and amenities), not just on the basic room price.
No. Homes that have already received an official Completion Certificate (CC) or Occupancy Certificate (OC) do not attract any GST.
No, parking space is listed as a separate charge on your price sheet, unless the builder runs a special offer where they give it for free.
It is wise to keep an extra 15% to 25% ready above the base price to take care of floor rise fees, parking, amenity charges, government taxes, and registration fees.
Most banks calculate your maximum home loan amount based on the Agreement Value. You usually have to pay for stamp duty, registration charges, and maintenance deposits out of your own pocket.
Floor rise fees add a small extra amount (like ₹20 to ₹80 per sq. ft.) for every floor as you go higher up in a tower. For flats on high floors, this can increase your agreement value by a few lakh rupees.
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