2022 Grey Structure Cost: House Construction Cost

Latest 2022 Grey Structure Cost

It has been almost five years since Team Overcs started publishing grey structure house construction costs on an annual basis. The response to our cost articles and videos was overwhelming and encouraging. These resources helped and guided hundreds of Pakistanis, especially expatriates and overseas Pakistanis, who wanted to understand the cost of constructing a house in Pakistan.

We have also addressed many other construction-related topics and issues through our articles and videos. However, our grey structure house construction cost video became one of the major hits on both our YouTube channel and Google rankings.

After our last 2019–2020 cost video, the 2021 version was not updated because of continuous fluctuations in material prices. The prices of cement, bricks, steel, and other construction materials were changing rapidly due to market uncertainty.

Because of this, it was difficult to calculate a reliable per-square-foot cost for a grey structure.

Although material rates are still not completely stable, strong public demand encouraged us to update our article and video with the 2022 grey structure cost.

House Construction Cost in 2022

Once again, 2022 proved to be a year of significant price increases. Changes in the political and economic situation had a major impact on the overall economy, resulting in increased prices across many industries. Official economic and price statistics can be reviewed through the Pakistan Bureau of Statistics

The house construction industry was no exception. Almost every major material and service required during house construction experienced an increase in price, including:

• Bricks
• Steel
• Cement
• Tiles
• Wood
• Ceramics
• Labour
• Other construction materials

Overall, house construction costs in 2019–2020 had increased by approximately 10–12% compared with 2018.

In 2022, the grey structure cost increased by a further 31% compared with 2019–2020.

Furthermore, we compared the major material prices with our first grey structure cost video from 2017. The comparison showed an overall price difference of approximately 62% from 2017 to 2022.

The following sections explain the 2022 grey structure cost through both the written calculations and the accompanying video.

Two Methods of House Construction

Before discussing the 2022 grey structure cost, it is important to understand the two common methods of constructing a house.

Labour Contract

A labour contract is an arrangement in which the owner purchases the construction materials and supervises the labour on a self-help basis.

The labour contractor is responsible for arranging the workers required to carry out the construction work.

Under this method, the final construction cost is largely in the hands of the owner. The total cost will depend on how effectively the owner manages:

• Material procurement
• Labour procurement
• Labour supervision
• Construction processes
• Material wastage

In this article and video, we discuss the grey structure construction cost based on this method.

Turnkey Contract

A turnkey contract is a method in which the owner hires a professional construction company on a lump-sum or per-square-foot construction rate.

Under a turnkey arrangement, the professional company provides the agreed construction services within a predefined budget and scope.

The owner does not have to manage every aspect of material procurement and labour directly. However, the owner should still monitor the work to ensure that the builder is following the agreed contract and specifications.

In our video, we also explain how much a professional company may charge for its services and how much additional cost per square foot may be involved compared with managing construction yourself.

Construction Contract and Grade

Construction contract type: Labour rate contract

Construction grade: A-grade compliance with technical and engineering specifications

2022 Grey Structure Cost: Sample Project

For this calculation, we have considered a 10 Marla house with a covered area of 3,400 sq. ft.

Project Details

• Plot size: 10 Marla
• Plot area: 250 sq. yd.
• Covered area: 3,400 sq. ft.
• Ground floor: Included
• First floor: Included
• Rooftop mumty: Included

The following calculations show the estimated per-square-foot cost of the major grey structure materials and construction-related expenses.

Major Material Costs

Bricks — Rs. 362/sq. ft.

Calculation:

Rs. 362 × 3,400 sq. ft. = Rs. 1,230,800

• Brick price = Rs. 14 per piece
• Quantity = Rs. 1,230,800 ÷ Rs. 14
• Estimated quantity = 87,914 bricks

Crush — Rs. 88/sq. ft.

Calculation:

Rs. 88 × 3,400 sq. ft. = Rs. 299,200

• Crush price = Rs. 95 per c.ft.
• Quantity = Rs. 299,200 ÷ Rs. 95
• Estimated quantity = 3,149 c.ft.

Cement — Rs. 235/sq. ft.

Calculation:

Rs. 235 × 3,400 sq. ft. = Rs. 799,000

• Cement price = Rs. 740 per 50 kg bag
• Quantity = Rs. 799,000 ÷ Rs. 740
• Estimated quantity = 1,080 bags

Steel — Rs. 424/sq. ft.

Calculation:

Rs. 424 × 3,400 sq. ft. = Rs. 1,441,600

• Steel price = Rs. 195/kg
• Equivalent price = Rs. 195,000/ton
• Quantity = Rs. 1,441,600 ÷ Rs. 195
• Estimated quantity = 7,392 kg or approximately 7.3 tons

Sand — Rs. 49/sq. ft.

Calculation:

Rs. 49 × 3,400 sq. ft. = Rs. 166,000

• Sand price = Rs. 35/c.ft.
• Quantity = Rs. 166,000 ÷ Rs. 35
• Estimated quantity = 4,760 c.ft.

Labour and Contractor Costs

Labour Contractor — Rs. 360/sq. ft.

Calculation:

Rs. 360 × 3,400 sq. ft. = Rs. 1,224,000

Steel Fixer — Rs. 16/sq. ft.

Calculation:

Rs. 16 × 3,400 sq. ft. = Rs. 54,400

Plumbing Contractor — Rs. 20/sq. ft.

Calculation:

Rs. 20 × 3,400 sq. ft. = Rs. 68,000

Electrical Contractor — Rs. 20/sq. ft.

Calculation:

Rs. 20 × 3,400 sq. ft. = Rs. 68,000

Other Grey Structure Costs

Electrical Items — Rs. 40/sq. ft.

Calculation:

Rs. 40 × 3,400 sq. ft. = Rs. 136,000

Electrical items include complete uPVC conduits required in walls, slabs, underground areas, and other locations.

The cost also includes standard switchboards, internal boxes, fittings for standard Chinese fittings, and main distribution boards (DBs) for the ground and first floors.

Electrical conduit prices witnessed a sharp increase in 2022 compared with 2020–2021.

Plumbing Items — Rs. 90/sq. ft.

Calculation:

Rs. 90 × 3,400 sq. ft. = Rs. 306,000

Plumbing items include complete PPRC pipes and fittings such as:

• Elbows
• Bends
• Tees
• Water connection fittings
• Gas connection fittings

The cost also includes complete uPVC piping for sewerage and drainage systems, along with a standard 400-gallon plastic overhead water tank and GI steel pipe fittings.

Plumbing material prices also witnessed a significant increase in 2022 compared with 2020–2021.

Earth Fill / Bharti — Rs. 40/sq. ft.

Calculation:

Rs. 40 × 3,400 sq. ft. = Rs. 136,000

The earth fill considered in this costing is for a normal plot that is approximately 2 ft. below road level.

After completion of the foundations and up to the DPC level, the project may require a maximum of approximately 6 ft. of earth fill.

If less earth fill is required, this cost can be reduced.

Brick Tile — Rs. 15/sq. ft.

Calculation:

Rs. 15 × 3,400 sq. ft. = Rs. 51,000

Brick tile is required during the waterproofing process and for finishing the roof floors.

The brick tile considered in this costing is up to Rs. 11 per brick tile.

Guard Salary — Rs. 30/sq. ft.

Calculation:

Rs. 30 × 3,400 sq. ft. = Rs. 102,000

Guard salary has been calculated on the basis of Rs. 18,000 per month for a maximum period of five months.

Brick Ballast / Rorhi / Gravel — Rs. 20/sq. ft.

Calculation:

Rs. 20 × 3,400 sq. ft. = Rs. 68,000

Bitumen — Rs. 5/sq. ft.

Calculation:

Rs. 5 × 3,400 sq. ft. = Rs. 17,000

Polythene Sheet — Rs. 4/sq. ft.

Calculation:

Rs. 4 × 3,400 sq. ft. = Rs. 13,600

Mud — Rs. 4/sq. ft.

Calculation:

Rs. 4 × 3,400 sq. ft. = Rs. 13,600

Chips Aggregate — Rs. 5/sq. ft.

Calculation:

Rs. 5 × 3,400 sq. ft. = Rs. 17,000

Taxes — Rs. 5/sq. ft.

Calculation:

Rs. 5 × 3,400 sq. ft. = Rs. 17,000

Electricity Bills — Rs. 8/sq. ft.

Calculation:

Rs. 8 × 3,400 sq. ft. = Rs. 27,200

Water Boring — Rs. 8/sq. ft.

Calculation:

Rs. 8 × 3,400 sq. ft. = Rs. 27,200

Anti-Termite Spray — Rs. 8/sq. ft.

Calculation:

Rs. 7 × 3,400 sq. ft. = Rs. 27,200

Note: The original calculation lists Rs. 7/sq. ft. while the heading states Rs. 8/sq. ft. This figure should be verified before publication.

Random Expenditures — Rs. 10/sq. ft.

Calculation:

Rs. 10 × 3,400 sq. ft. = Rs. 34,000

Understanding the Grey Structure Process

To understand what a grey structure consists of and how the construction process works, see our detailed guide:

Understand What Grey Structure Consists of and Its Construction Process

Total 2022 Grey Structure Cost

Based on the above calculations, the total cost of the grey structure should be calculated according to the actual covered area and the applicable material and labour rates.

The sample project used in this article has a covered area of 3,400 sq. ft.

Important: The figures in this article represent the estimated construction rates available in 2022 and should not be treated as current 2026 construction prices.

What If Your House Is Not 10 Marla?

The above calculation is based on a 10 Marla house with a covered area of 3,400 sq. ft.

If your house has a different plot size or covered area, the total cost will vary.

The most important factors affecting the final cost include:

• Total covered area
• Foundation requirements
• Soil conditions
• Material prices
• Labour rates
• Structural design
• Quantity of earth fill
• Construction method
• Site conditions

Disclaimer

The following points should be considered when using the cost figures provided in this article:

• A possible ±5% variation may occur in the costs shown in the video.
• The rates are applicable to brick structures only.
• Add approximately Rs. 150–200/sq. ft. for frame structure construction.
• Achieving these costs requires previous construction experience.
• Quality and honest labour are important.
• Effective labour management skills are required.
• Quality, timely, and cost-effective material procurement is essential.
• Construction inexperience, unusual covered areas, frequent wear and tear, fraudulent labour, and other factors can affect the final cost.
• Hiring a professional company may add a minimum margin of approximately Rs. 300/sq. ft.
• Basement grey structure construction was estimated at a minimum of Rs. 2,800/sq. ft. at the time of this costing.

For basement construction costs, see our basement costing article.

Final Note

The 2022 grey structure cost figures presented above were prepared to help homeowners and overseas Pakistanis understand the approximate cost of constructing a grey structure at that time.

Construction costs can vary significantly depending on material prices, labour rates, covered area, design, site conditions, and construction method.

Always verify current market rates before preparing a construction budget.