Guide
7 Marla Double Story House Construction Cost in Pakistan (2026)
By wajahat Ali
Real Estate Analyst
4 min read
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Guide
By wajahat Ali
Real Estate Analyst
4 min read
The 7 marla double story house is the default choice for middle-income twin-cities families: large enough for a comfortable two-storey home, small enough to keep the budget reachable. But "reachable" is a moving target , steel, cement and labour have all climbed through 2026.
This guide gives a verified, source-linked cost breakdown, grey structure, finishing, labour and material rates, current to July 2026. If you are still deciding whether to build, start with house vs plot investment in Islamabad 2026.
Construction is priced per square foot of covered area, so two identical plots can produce very different bills.
| Build Stage | Cost Range (PKR) | Covers |
|---|---|---|
| Grey Structure | 65–95 lakh | Excavation, foundation, RCC, roof slabs, masonry, conduits — steel qty set by soil report |
| Finishing | 45–65 lakh | Flooring, paint, woodwork, fixtures, kitchen, baths |
| Complete (turnkey), mid-range | 1.1–1.6 crore | Grey + mid finishing, move-in ready |
| Luxury / imported | 1.5 crore+ | Premium tiles, imported fixtures, feature elevations |
These ranges reflect Milkiyat.com's on-ground twin-cities research. Grey structure runs higher than generic national estimates because steel quantity is dictated by the soil report, weak or filled plots need deeper foundations and heavier reinforcement, which is why the band is a wide 65–95 lakh. For market context, a twin-cities builder with 172 delivered projects reports grey structure at PKR 3,000–4,500/sq ft and turnkey at PKR 4,800–9,500/sq ft. Model your own plot with Milkiyat.com's construction cost calculator.
| Rate Type | PKR / sq ft (2026) |
|---|---|
| Grey structure (material + labour) | 2,800–4,500 |
| Complete / turnkey | 4,800–9,500 |
| Turnkey, A-category Islamabad | 7,000–8,800+ |
Corroborated by a July-2026 developer guide reporting Islamabad turnkey at PKR 7,000–8,800+/sq ft.
On a typical mid-range twin-cities build, the spend divides roughly in half between the skeleton and the finish. Model the split for your own plot and finishing tier with Milkiyat.com's construction cost calculator, which estimates grey-structure and finishing costs by covered area. Largest lines: foundation & RCC (structure), and wood/metal/tile works (finishing).
| Material | 2026 Rate | Source |
|---|---|---|
| Cement (50 kg, OPC 53) | PKR 1,350–1,610 | ARY News, 18 Jul 2026 |
| Steel (Grade 60, /kg) | PKR 260–285 | PakDevelop 2026 |
| A-class bricks (/1,000) | PKR 20,000–25,000 | PakDevelop 2026 |
Cement as of mid-July 2026 sells for roughly PKR 1,350–1,610, national average ~1,420–1,550. Grade 60 steel PKR 260–285/kg; A-class bricks PKR 20,000–25,000/1,000.
Location protects value — see the Rawalpindi Ring Road beneficiary societies guide and DHA Islamabad vs Bahria Town Rawalpindi returns.
Building is usually 15–25% cheaper than buying a finished house in the same society. A tenanted house earns from day one; a vacant plot earns nothing — quantified in house vs plot investment in Islamabad 2026. For installment land, see top societies for 5 marla plots on installments, and always cross-check the CDA-approved societies list.
Cost in 2026? Mid-range turnkey PKR 1.1–1.6 crore; grey structure ~PKR 65–95 lakh (soil-report dependent); luxury 1.5 crore+.
Covered area? ~2,500–3,000 sq ft double storey on a ~1,550–1,750 sq ft plot.
Per sq ft rate? Grey PKR 2,800–4,500; turnkey PKR 4,800–9,500.
Build or buy? Building is 15–25% cheaper but needs time and supervision.
Prices indicative, current to 23 July 2026. Obtain and compare at least three local contractor quotations before finalising. Milkiyat.com is a commission-free real estate research platform for the Islamabad–Rawalpindi twin cities.
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Grey structure costs PKR 2,700–4,500 per square foot in 2026. Finishing costs anywhere from PKR 2,000 to 11,000. Which one dominates your budget depends entirely on one thing and it isn’t the size of your house.