Construction Cost Per Square Foot in Pakistan: 2026 Rates

Grey structure. Turnkey. Renovation. This is the actual cost of construction in DHA, Bahria Town, and all of Lahore, with complete rates depending upon plot area, material quality, and societies.

1. Grey structure (structural shell only): Rs. 3,400–3,600 per sqft with A-grade materials in DHA and Bahria Town Lahore.
2. Turnkey — Standard: Rs. 5,500–6,500/sqft. Premium: Rs. 6,500–8,500/sqft. Luxury: Rs. 10,000–15,000+/sqft.
3. Renovation: Rs. 1,200–1,800/sqft (basic) to Rs. 3,500–5,500/sqft (full gut). Floor additions are priced at grey structure rates.

A two-story, 10 Marla grey building would cost between Rs. 82 Lakh and 1.05 Crore. The same building would cost you between Rs. 1.32-1.82 Crore once it is completed.

This article outlines authentic rates for 2026 for grey structure, turnkey, and renovation projects. The rates mentioned here are based on current market rates in DHA Phase 1-9, Bahria Town, Gulberg, Model Town, and other prominent housing societies of Lahore. Differences in rates according to societies/material grades are listed separately.

What Actually Determines Construction Cost

Before looking at any numbers, it helps to understand what drives the variation.

01. Material Grade

Material grade is the biggest single variable. The difference between budget and A-grade adds roughly Rs. 900–1,200/sqft to the grey structure alone. That gap tends to come back with interest: B-grade and C-grade structures commonly need Rs. 8–20 Lakh in repairs within their first decade.

2. Storey Count

Storey count changes the covered area significantly. A double-storey house on a 10 Marla plot has nearly twice the built area of a single storey — the cost scales accordingly, though foundation and boundary wall costs don’t double.

3. Foundation

Foundation type depends on soil conditions. Most DHA and Bahria Town plots support standard strip foundations. Some areas, particularly Phase 9 Prism and canal-adjacent plots, have softer soil requiring raft or pile foundations, which add 15–80% to foundation cost. A soil test (Rs. 8,000–15,000) before construction is worth it.

Grey Structure Rates 2026

Grey structure is the structural shell of a building before any finishing begins. Foundation, columns, beams, walls, and roof slabs. It stops at bare concrete and brick. No plaster, no tiles, no doors or windows.

The market for grey structure in Lahore breaks down into clear tiers based on material grade:

Table 1 — Grey structure rate tiers, Lahore 2026

Grade tier	Rate/sqft	Material quality	Long-term outlook
Budget	Rs. 2,200–2,500	C-grade	Cracks and seepage within 5–8 years
Standard	Rs. 2,500–2,875	B-grade	Repairs likely within 8–12 years
A-grade ✓	Rs. 3,400–3,600	Grade 60 steel, branded cement, Class A bricks	Structural integrity for 50+ years
High-end	Rs. 3,600–5,000	A+ Premium	Available on request
Luxury / Import	Rs. 5,000–8,000	Import-grade materials	Ultra-premium builds

What Grey Structure Includes and What It Doesn’t

This distinction matters because different contractors draw the line in different places. Before signing anything, confirm in writing exactly which items are in scope.

Standard inclusions in a complete grey structure contract:

For a standard 10 Marla house in Lahore or Islamabad in 2026:

• ✓ Site layout, marking, and excavation
• ✓ PCC bedding at the foundation base
• ✓ RCC foundation (strip or raft)
• ✓ DPC (damp proof course) at plinth level
• ✓ Plinth filling and ground floor PCC
• ✓ RCC columns; all floors
• ✓ All brickwork, ground and first floor
• ✓ Lintel beams above all openings
• ✓ Ring beam at sill level
• ✓ First floor roof slab (5–6 inch RCC)
• ✓ Top slab (second floor/roof level)
• ✓ RCC staircase — all flights
• ✓ Boundary wall with RCC columns
• ✓ Gate frame (mild steel)
• ✓ Embedded electrical conduits
• ✓ Underground drainage and pipe routes

Not included in grey structure — these are finishing-stage items:

• ✗ Internal and external plaster
• ✗ Floor tiles, marble, or any floor finish
• ✗ Doors and door frames
• ✗ Windows, glass, and security grills
• ✗ Electrical wiring and fittings
• ✗ Plumbing fixtures of any kin
• ✗ Kitchen cabinets and wardrobes
• ✗ Paint — interior or exterior

Note on DPC

The damp proof course is one of the most skipped items in budget construction. Without it, groundwater travels upward through brickwork by capillary action, showing up as salt stains and wet patches on lower walls. It costs Rs. 15,000–30,000 on a standard plot. It is not optional if you want walls that stay dry.

Cost by Plot Size: 5 Marla to 2 Kanal

Grey structure cost is calculated on the covered area, not the plot size. The table below uses A-grade rates (Rs. 3,400–3,600/sqft) and accounts for the typical covered area achieved on each plot size for both single and double storey construction.

Amount	Area	Home Type
Rs. 37–47L	5 Marla	Double Storey
Rs. 82L–1.05Cr	10 Marla	Double Storey
Rs. 1.36–1.87Cr	1 Kanal	Double Storey
Rs. 2.55–3.42Cr	2 Kanal	Double Storey

Grey structure cost by plot size, A-grade, Lahore 2026

Plot size	Single storey	Double storey	Basement addition	Timeline
5 Marla	Rs. 20–26 Lakh	Rs. 37–47 Lakh	+Rs. 18–25 Lakh	3–4 months
8 Marla	Rs. 29–38 Lakh	Rs. 54–68 Lakh	+Rs. 25–35 Lakh	3.5–4.5 months
10 Marla	Rs. 45–58 Lakh	Rs. 82L–1.05 Cr	+Rs. 32–45 Lakh	4–5 months
1 Kanal	Rs. 75L–1 Cr	Rs. 1.36–1.87 Cr	+Rs. 55–80 Lakh	5–7 months
2 Kanal	Rs. 1.4–1.9 Cr	Rs. 2.55–3.42 Cr	+Rs. 1–1.4 Cr	7–10 months

Note: Grey structure is approximately 55–65% of the total turnkey (fully finished) construction cost. The remaining 35–45% is plaster, flooring, doors, windows, electrical, plumbing, and kitchen.

Turnkey Construction Rates 2026

Turnkey construction is a complete, single-contract delivery; the contractor handles everything from the first foundation dig to the final coat of paint, handing over a move-in-ready house. There is one contract, one price, and one delivery date.

Turnkey rates break into three finishing categories. The grey structure is identical across all three — A-grade throughout. What changes is the finishing specification: tiles, sanitary fittings, windows, kitchen, and electrical.

Table 3 — Turnkey construction rates by category, Lahore 2026

Category	Rate/sqft	Key finishes	Best suited for
Standard	Rs. 5,500–6,500	Local tiles, aluminium windows, local sanitary, basic kitchen	Rental investments, budget builds
Premium	Rs. 6,500–8,500	Spanish/Italian tiles, UPVC windows, Roca/Grohe sanitary, modular kitchen	DHA owner-occupied, premium rentals
Luxury	Rs. 10,000–15,000+	Italian marble, smart home, Hansgrohe/Duravit, Italian kitchen, custom doors	Family residences, ultra-premium builds

Turnkey cost estimates: premium category

Premium turnkey total cost by plot size, Lahore 2026

Plot size	Covered area (approx.)	Total cost	Timeline	Est. monthly rent
5 Marla	1,100–1,300 sqft	Rs. 85L–1.1 Cr	5–7 months	Rs. 55–90K/month
8 Marla	1,600–1,900 sqft	Rs. 1.04–1.6 Cr	6–8 months	Rs. 80K–1.3L/month
10 Marla	2,400–2,800 sqft	Rs. 1.56–2.38 Cr	8–10 months	Rs. 1.3–2.2L/month
1 Kanal	4,000–5,200 sqft	Rs. 2.6–4.4 Cr	12–16 months	Rs. 2–3.5L/month
2 Kanal	7,500–9,500 sqft	Rs. 4.9–8 Cr	16–22 months	Rs. 4–7L/m

Rental yield note:

A fully finished house typically commands 25–40% higher rent than a grey structure property in the same block. A premium turnkey 10 Marla house in DHA Phase 8 renting at Rs. 1.3–2.2 Lakh/month on a Rs. 1.56–2.38 Crore investment delivers roughly 6–8% annual rental yield, before capital appreciation.

Renovation and Remodelling Rates 2026

Renovation covers restoring or upgrading an existing property without changing its structural layout. Remodelling involves structural changes, opening up rooms, adding a bathroom, and reconfiguring the kitchen. Most projects involve both.

In DHA and Bahria Town, minor renovation (paint, tiles, kitchen, bathrooms) does not require society approval. Structural changes, wall removal, floor additions, extensions, do require DHA drawings and an NOC before work starts. DHA enforcement is active; don’t skip this step.

Renovation cost categories, Lahore 2026

Category	Rate/sqft	Scope	Approval required
Basic	Rs. 1,200–1,800	Paint, crack filling, minor tile repairs, fixture replacements, switches	No
Moderate	Rs. 2,000–3,500	Full floor tiling, bathroom rebuild, kitchen cabinets, plumbing, electrical refresh	No
Full gut	Rs. 3,500–5,500	Complete strip to structure — new plaster, tiling, bathrooms, kitchen, rewiring, doors and windows	No (structural changes: yes)
Floor addition	Rs. 3,400–3,600	New storey, basement, or lateral extension — same rate as grey structure	Yes — DHA structural NOC

Material Grades Explained

The difference between A-grade and B-grade construction is not immediately visible. That is part of the problem. What you cannot see during construction — the steel grade inside columns, the cement brand, the firing quality of bricks — shows up years later in cracking walls, spalling concrete, and corroding reinforcement.

A-grade grey structure uses: Grade 60 steel bars (3/8″ to 3/4″), branded OPC 43/53 cement (Pakcem, Lucky, or equivalent), Class A kiln-fired bricks (awwal eent), and Margalla crush (3/4″ crushed stone). These are verifiable on site — ask for delivery receipts and check the bar markings on steel.

Material quantities for reference – 10 Marla double storey

Approximate material quantities for A-grade 10 Marla grey structure, 2026

Material	Quantity	Grade/spec	Approx. cost
Kiln bricks (awwal)	88,000–95,000 bricks	Class A, fully fired	Rs. 15.8–19 Lakh
Steel bars	5.5–7 tons	Grade 60, 3/8″ to 3/4″	Rs. 15–21 Lakh
Cement	550–600 bags	OPC 43/53, branded	Rs. 6.9–8.3 Lakh
Margalla crush	3,200 CFT	3/4″ crushed stone	Rs. 4.6–5.3 Lakh
Fine sand	4,800 CFT	Badarpur / clean river sand	Rs. 2.6–3.4 Lakh
Labour (all trades)	Lump sum	Skilled + unskilled	Rs. 16–23 Lakh

Having these numbers helps you cross-check your contractor’s procurement. If a quote for a 10 Marla grey structure shows only 4 tons of steel or 400 bags of cement, something is missing from the scope, or the grade has been downgraded silently.

Conclusion

These are estimates of 2026 prices only. The individual quote price will depend on soil quality, plot details, finish type, and labor rate. Some points to consider before accepting any quote:

Request a full BOQ (Bill of Quantities). This itemized list specifies all materials used in construction, the grade of each material, and the per-unit cost. A lump sum quotation cannot guarantee this.

Verify the exact area that the quotation is based on. It must match your building plans. Quoting on plot area and not covered area will generate figures that cannot be compared.

Request a soil test before confirming the type of foundation to use. Standard strip foundations can work in most DHA plots, but some areas, especially Phase 9 Prism and plots near canals, need raft or pile foundations, increasing foundation costs by 15-80%.

Frequently Asked Questions