Quick answer (November 2026): a typical double-storey 10 marla house in Lahore, about 3,350 sq ft covered, costs roughly Rs 1.02 – 1.14 crore for the grey structure and Rs 1.84 – 3.35 crore complete, depending on the finishing grade. Rates below are built from our October 2026 grey structure cost update (Rs 3,050 per sq ft). Planning ranges, not a quotation.
A 10 marla house is the most popular family home size in Lahore, and also the one where budgets most often go wrong. This single guide replaces our earlier separate 10 marla cost articles and keeps their useful parts in one place: grey structure cost, the three finishing grades, the total budget, a per sq ft breakdown, material quantities, timeline and the factors that move the bill.
10 marla house: total cost at a glance (2026)
| Scope | Rate per sq ft (2026) | Estimated total for 3,350 sq ft |
|---|---|---|
| Grey structure only (A-grade materials) | Rs 3,050 – 3,400 | Rs 1.02 crore – Rs 1.14 crore |
| Complete, Category C (economy finishing) | Rs 5,500 – 6,500 | Rs 1.84 crore – Rs 2.18 crore |
| Complete, Category B (standard finishing) | Rs 6,500 – 8,000 | Rs 2.18 crore – Rs 2.68 crore |
| Complete, Category A (premium finishing) | Rs 8,000 – 10,000 | Rs 2.68 crore – Rs 3.35 crore |
These are 2026 planning ranges for Lahore, based on our October 2026 grey structure rate of Rs 3,050 per sq ft and the finishing categories explained in our grey structure vs turnkey guide. If you hire a company, a margin of roughly Rs 200 – 300 per sq ft applies. Your actual figure depends on design, plot level, soil and the brands you choose.
Covered area: the basis of every figure
Cost is charged on covered area, not plot size. Our reference house is a double-storey 10 marla home with a ground floor, a first floor and a small rooftop servant quarter of about 250 sq ft, giving roughly 3,350 sq ft covered (some designs reach 3,400 sq ft), with foundations about 5 – 6 ft deep from natural surface level. See covered area vs land area for how it is counted.
| House type | Typical covered area (assumption) | Grey structure at Rs 3,050 – 3,400 per sq ft |
|---|---|---|
| Double storey with rooftop quarter | about 3,350 sq ft | Rs 1.02 – 1.14 crore |
| Same house at 3,400 sq ft | 3,400 sq ft | Rs 1.04 – 1.16 crore |
| Single storey | about 2,000 – 2,300 sq ft (your drawing decides) | about Rs 0.66 – 0.78 crore, upper half of the rate range |
A single-storey house has less covered area but a higher cost per sq ft, because excavation, foundation and boundary work are spread over fewer square feet.
Grey structure cost of a 10 marla house
The grey structure is the shell of the house: excavation, foundations, columns, beams, brickwork, roof slabs, staircases, plaster and the conduits and pipes for electrical and plumbing. At the October 2026 rate of Rs 3,050 per sq ft (A-grade materials, owner-managed procurement, standard brick structure, excluding basement) a 3,350 sq ft house comes to about Rs 1.02 crore; our planning range of Rs 3,050 – 3,400 gives Rs 1.02 – 1.14 crore.
- Frame structure: add about Rs 150 per sq ft.
- Hired construction company: add Rs 200 – 300 per sq ft margin.
- Basement: add Rs 800 – 1,200 per sq ft (see below).
- Not recommended: a low-cost grey structure at about Rs 2,650 per sq ft (roughly Rs 88.8 lakh for 3,350 sq ft). It saves little and compromises the part of the house you can never fix later.
| Year | Grey structure, Rs per sq ft |
|---|---|
| 2017 | Rs 1,150 |
| 2019 – 2020 | Rs 1,420 |
| 2022 (March) | Rs 2,250 |
| 2024 | Rs 2,580 |
| 2026 (March) | Rs 3,007 |
| 2026 (October) | Rs 3,050 |
10 marla house with a basement
A basement grey structure costs roughly Rs 800 – 1,200 per sq ft more than the standard rate, because of deep excavation, retaining walls and heavy waterproofing. A basement of about 2,000 sq ft (an assumption; your drawing decides) adds roughly Rs 16 – 24 lakh to the grey structure alone, and more if you finish it as living space. Older detail: basement construction cost notes and basement price per square foot guide.
Finishing cost: economy, standard and premium
Finishing is where budgets diverge. It covers flooring, paint, doors, windows, cabinetry, railings, kitchen and bathroom fittings and decorative work. Taking the complete-house rates above and subtracting the Rs 3,050 grey structure rate, finishing adds roughly the following (approximate, for 3,350 sq ft):
| Finishing grade | Finishing adds (per sq ft) | Finishing adds (3,350 sq ft) |
|---|---|---|
| Economy (Category C) | about Rs 2,450 – 3,450 | about Rs 82 lakh – Rs 1.16 crore |
| Standard (Category B) | about Rs 3,450 – 4,950 | about Rs 1.16 – 1.66 crore |
| Premium (Category A) | about Rs 4,950 – 6,950 | about Rs 1.66 – 2.33 crore |
What each grade typically includes
- Economy: A-grade wiring, false ceilings, safety grills of 3.5 sootar, an 18 gauge steel main gate, local tiles with marble in selected areas, flush doors with local hardware, MDF wardrobes and kitchen cabinets with laminate, local emulsion paint, steel railings, local steel and ceramic fixtures, 12 gauge aluminium windows.
- Standard (the most popular choice in Lahore): A-grade wiring and false ceilings, 3.5 sootar grills, a 16 gauge steel main gate, best local or imported tiles throughout, semi-solid wooden doors with branded hardware, imported switchboards, MDF with UV fronts, branded emulsion, granite stairs, branded local ceramic and steel fixtures, 16 gauge aluminium windows.
- Premium: 4 sootar grills, a CNC-designed main gate, granite window sills, imported tiles throughout, semi-solid wooden doors with premium polish, MDF with acrylic fronts, imported switchboards, wooden railings, granite stairs, imported steel and ceramic fixtures and heavy-gauge aluminium windows.
Two very different builds on the same plot show the effect: a budget build (basic ceramic tiles, local sanitary fittings, MDF wardrobes, simple landscaping) versus a premium build (imported Italian tiles, solid wood kitchen and wardrobes, smart-home wiring, designer lighting, premium landscaping) can sit a crore or more apart.
Cost per sq ft breakdown (grey structure, October 2026)
Where the Rs 3,050 per sq ft goes, for a double-storey brick structure with A-grade materials and owner-managed procurement:
| Component | Rs per sq ft | About, for 3,350 sq ft |
|---|---|---|
| Brick | 644 | Rs 21.6 lakh |
| Cement | 515 | Rs 17.3 lakh |
| Steel | 495 | Rs 16.6 lakh |
| Crush | 155 | Rs 5.2 lakh |
| Sand | 87 | Rs 2.9 lakh |
| Labour: main contractor | 550 | Rs 18.4 lakh |
| Labour: plumber, electrician, steel fixer | 90 | Rs 3.0 lakh |
| Plumbing and electric items | 185 | Rs 6.2 lakh |
| Earthfill, gravel, brick tile, waterproofing, anti-termite, AC pipe | 244 | Rs 8.2 lakh |
| Guard, taxes, bills, boring, site and miscellaneous | 85 | Rs 2.8 lakh |
The itemised table with every line is in the October 2026 cost article. For the bill of quantities behind a house, read our house construction BOQ guide.
Material quantities for a 10 marla house
Quantities depend on your structural drawings, but these are realistic planning figures for the grey structure of a 3,350 sq ft double-storey house (derived from the October 2026 breakdown; the cement figure is from that article):
| Material | Approx. quantity | October 2026 rate |
|---|---|---|
| Cement | 850 – 950 bags (50 kg) | Rs 1,590 – 1,640 per bag |
| Bricks (A-grade) | about 77,000 | Rs 27,000 – 29,000 per 1,000 |
| Steel (Grade 60 / Grade 40) | about 6.5 – 7 tons | Rs 245 – 250 per kg (Grade 60), Rs 215 – 220 (Grade 40) |
| Sand (Chenab A+) | about 4,100 cft | Rs 68 – 72 per cft |
| Crush | about 2,900 cft | Rs 175 – 185 per cft |
Typical mixes: 1:6 mortar for brickwork, 1:4 for plaster and 1:2:4 for concrete. Use Grade 60 steel for foundations and main columns, branded steel only, and A-grade bricks. Quantities are approximate; ask for a drawing-based BOQ before ordering.
How long does a 10 marla house take?
A 10 marla house generally takes 7 to 10 months from start to finish. The grey structure takes a fraction of that:
| Stage | Indicative duration |
|---|---|
| Planning, design and approvals | 3 – 6 weeks |
| Site preparation and foundation | 2 – 4 weeks |
| Structure and roof slabs | 8 – 14 weeks |
| Plumbing and electrical (MEP) | 3 – 5 weeks |
| Plastering and waterproofing | 3 – 4 weeks |
| Flooring, tiles and ceilings | 4 – 6 weeks |
| Doors, windows, kitchen and woodwork | 4 – 8 weeks |
| Painting, fixtures and handover | 3 – 6 weeks |
Full stage-by-stage notes are in how long it takes to build a house in Lahore.
Factors that change the cost
- Plot level: a plot 2 – 3 ft below road level needs much more earthfill and can add Rs 3 – 8 lakh.
- Soil and foundation: weak or high water-table soil may need a raft or piles, adding Rs 200 – 500 per sq ft to foundation cost. Do a soil test first.
- Storeys and basement: single storey costs more per sq ft; a basement adds Rs 800 – 1,200 per sq ft.
- Structure type: frame structure adds about Rs 150 per sq ft.
- Location: DHA and Bahria Town run 5 – 10% above areas like Johar Town; Islamabad and Rawalpindi about 5 – 8% above Lahore.
- Design complexity: large glass, double-height spaces and custom elevations cost more.
- Season: October – March is marginally cheaper; the monsoon slows work.
- Management: an inexperienced owner relying on a contractor can pay 10 – 15% more.
Not included in the figures: architecture and drawing fees, society approvals, utility connection charges and interior design. Keep a 10 – 12% contingency, link payments to milestones in writing, and verify any contractor's PEC registration. For official price data see the Pakistan Bureau of Statistics.
Grey structure or turnkey?
Building grey structure yourself gives the lowest cost if managed well, but needs construction knowledge, honest labour, smart procurement and regular site presence. If you are an overseas Pakistani or a first-time builder, a fixed-rate contract with a professional construction company in Lahore is safer. Compare both routes in grey structure vs turnkey in Lahore (2026), see our construction services, or use the free construction cost calculator. Planning a smaller plot? See the 5 marla house cost guide.
Frequently asked questions
How much does it cost to build a 10 marla house in Lahore in 2026?
About Rs 1.02 – 1.14 crore for the grey structure (Rs 3,050 – 3,400 per sq ft on roughly 3,350 sq ft of covered area) and about Rs 1.84 – 3.35 crore for a complete house, depending on whether you choose economy (Category C), standard (Category B) or premium (Category A) finishing. These are planning ranges, not a quotation.
What is the grey structure rate in Lahore in 2026?
Our October 2026 rate is Rs 3,050 per sq ft for A-grade materials with owner-managed procurement. A construction company usually adds Rs 200 – 300 per sq ft as margin, and a frame structure adds about Rs 150 per sq ft.
What is the per sq ft cost of a complete 10 marla house?
Roughly Rs 5,500 – 6,500 per sq ft for economy finishing, Rs 6,500 – 8,000 for standard and Rs 8,000 – 10,000 for premium, including the grey structure.
What is the cost of a 10 marla double storey house?
The figures on this page are for a typical double-storey 10 marla house of about 3,350 sq ft covered area (ground floor, first floor and a small rooftop quarter): about Rs 1.02 – 1.14 crore grey structure and Rs 1.84 – 3.35 crore complete.
What does a basement add to the cost of a 10 marla house?
A basement grey structure costs roughly Rs 800 – 1,200 per sq ft more than the standard rate because of deep excavation, retaining walls and heavy waterproofing. For an assumed 2,000 sq ft basement that is about Rs 16 – 24 lakh extra before any finishing.
How long does it take to build a 10 marla house in Lahore?
Typically 7 to 10 months from start to finish for a complete house. The grey structure alone takes much less. Elaborate woodwork, imported finishes, extra floors and slow decisions push the schedule toward the upper end.
Does plot size or covered area decide the cost?
Covered area. Two 10 marla plots can have very different bills depending on the number of floors, basement and layout, which is why we price per square foot of covered area.
Is grey structure or turnkey construction better?
Grey structure needs less upfront capital but demands procurement, labour management and daily supervision. Turnkey hands everything to one company at a higher rate. Our guide on grey structure vs turnkey construction in Lahore compares both in detail.
Get an exact figure for your plot
These ranges are for planning. For a drawing-based estimate and BOQ of your own 10 marla house, contact Team Overc's or call +92 300 8494158. Latest material rates are always in our current cost update.
Last updated: November 2026. Prices change; verify current supplier rates before finalising your budget.