A 2 BHK (2 bedrooms, 1 hall and kitchen) house is ideal for small families or as shared housing for students and young professionals, as it combines affordability and mid-range comfortable living. Such houses are therefore a very common typology, especially in metropolitan cities and business centers. However, constructing a 2 BHK house in India comes with numerous challenges, especially regarding construction budgets. Construction costs vary widely across different regions and even among different builders. This blog thus provides a detailed guide on 2 BHK construction cost in India, with guidelines for calculating house areas accurately, to enable you to make informed decisions. Read on to learn more.
Factors That Affect 2 BHK House Building Costs
2 BHK home construction cost is affected by several specific factors such as:
- Area: Construction costs are generally based on calculations of carpet area, built-up area and super built-up area. The total built-up area includes all enclosed spaces and this area is multiplied by the square foot rate. The super built-up area includes semi-enclosed spaces like balconies and parking and the area of these spaces is multiplied by a rate that is generally lower than the construction rate by around 30%. These are added up to obtain overall construction cost. The area of 2 BHK houses starts from 500 sq ft and can go up to even 2000 sq ft.
- Site conditions: Aspects like soil strength, slopes, terrain and location affect the construction cost for 2 BHK houses. While construction in urban areas is generally more expensive due to increased demand for labour, easy availability of materials might lower the cost in certain areas.
- Design intricacy: Architectural design has a major impact on small house construction costs. While the use of affordable materials and minimalist design can reduce costs, complicated design features (such as skylights, double-heights and transformative room designs) and innovative material usage can drastically increase it.
Calculating 2 BHK Carpet Area and Built-Up Area
A 2 BHK house generally has the following spaces and minimal sizes:
- Living room (hall): 10’0” x 10’0”= 100 sq ft
- Kitchen: 8’0” x 8’0”= 64 sq ft
- Bedroom 1: 10’0” x 10’0”= 100 sq ft
- Bathroom 1: 4’0” x 7’0”= 28 sq ft
- Bedroom 2 (master bedroom): 10’0” x 12’0”= 120 sq ft
- Bathroom 2: 5’0” x 8’0”= 40 sq ft
Total carpet area= 452 sq ft
- Area of walls in plan (assuming a minimum of 10% of the carpet area)= 45 sq ft
Total built-up area= 497 sq ft
Therefore, a minimum built-up area of around 500 sq ft can be assumed for a 2 BHK home. This area can increase significantly with an increase in room sizes (which is common since these are minimum possible sizes to ensure functionality and comfort) and the addition of spaces like parking, balconies, utilities, storage rooms, staircases and lifts.
For example:
This is a simple and efficient 2 BHK house plan with a super built-up area of 520 sq ft.
This is a larger 2 BHK house, with a built-up area of 800 sq ft and super built-up area of 1050 sq ft.
Therefore, areas of a 2 BHK house can vary greatly, starting from a minimum of 500 sq ft and going up to even 2000 sq ft. The average super built-up area of a typical 2 BHK house floor plan can be assumed to be around 800 sq ft. Discover many more 2 BHK plans at Brick & Bolt’s floor plan webpage to gain an insight into the company’s functional and innovative designs curated by expert architects.
Estimating the 2 BHK House Construction Cost
Since a building construction cost can have very wide-ranging rates depending on the level of affordability or luxury desired, it can be categorised into three main types for simplifying calculation:
- Affordable construction, which includes:
- RCC of M20/ M25 grade for structural elements like foundation, beams, columns and slabs
- 4” or 6” concrete blocks for the construction of walls
- Affordable tiles for flooring and bathroom walls (₹40-60 per sq ft)
- Flush doors and aluminium windows
- Good quality sanitary and plumbing fittings (around ₹30 per sq ft)
- Mid-range construction, which includes:
- RCC of M20/ M25 grade for structural elements like foundation, beams, columns and slabs
- 4”, 6” or 8” concrete blocks for the construction of walls as required
- Tiles for flooring and bathroom walls (₹60-100 per sq ft)
- Locally available wooden doors and UPVC windows
- Good quality branded sanitary and plumbing fittings (around ₹50 per sq ft)
- Premium construction, including:
- RCC of M20/ M25 grade for structural elements like foundation, beams, columns and slabs
- 4”, 6” or 8” concrete blocks for the construction of walls as required
- Premium quality tiles or natural stones for flooring and bathroom walls (₹100-150 per sq ft)
- Premium wooden (such as Teak) doors and windows
- High quality branded sanitary and plumbing fittings (₹80-100 per sq ft)
Based on these criteria, the cost of construction per sq ft for a 2 BHK house can be categorised and calculated as follows:
| Built-up area of 2 BHK house | Affordable construction (in INR@₹1900/ sq ft) | Mid-range construction(in INR@₹2400/ sq ft) | Premium construction (in INR @₹3600/ sq ft) |
| 500 sq ft | 9,50,000 | 12,00,000 | 18,00,000 |
| 800 sq ft | 15,20,000 | 19,20,000 | 28,80,000 |
| 1200 sq ft | 22,80,000 | 28,80,000 | 43,20,000 |
| 1500 sq ft | 28,50,000 | 36,00,000 | 54,00,000 |
The construction cost per square foot mentioned here does not include many pre-construction processes that are essential for any building project. Some of these are structural and architectural design, soil testing and site survey charges. These services are generally charged separately, especially when individual contractors are chosen, and may cost anywhere from 1% to 15% of the total construction cost. While many agencies charge for these services on a square foot rate (which can be between ₹20-₹500 per square foot), others charge a lump sum fee, the value of which differs according to specific project requirements. For example, just a 2 BHK house plan cost may be around ₹50,000, while all other drawings issued by architects and structural engineers may be charged additionally. To learn more in detail about construction cost per square foot in India, check out Brick & Bolt’s blog.
However, the figures mentioned here are only demonstrative, and the actual number may differ based on various aspects like the 2 BHK layout, design intricacy, site location, geography and climatic conditions. Brick & Bolt’s free home construction cost calculator can be used to acquire precise estimates based on tailored individual requirements. Customisable inputs for metrics like super built-up area, parking area, semi-open areas and site location provide accurate outputs of house construction cost. Utilise this free tool to gain an insight into Brick & Bolt’s tech-enabled construction abilities and transparency in project transactions.
Choosing Builders with the Least Cost of Construction Per Sq Ft
Selecting the right builders for constructing a home can be a very intimidating task with numerous contractors present in every city, each offering construction at different prices. Choosing a contractor who proposes very low rates may often mean a compromise in building quality. However, Brick & Bolt is a leading construction company in India that offers low construction prices with assured quality. With over 7000 completed homes, for which 470+ quality checks have been conducted, Brick & Bolt prioritises quality as well as speedy construction. Contact Brick & Bolt today to construct your dream 2 BHK home tailored to suit your needs and desires!