Guide
Guide
How much does house finishing cost per sq ft in Pakistan in 2026? This guide compares A, B and C category rates item by item, covers Islamabad, Rawalpindi and Lahore, explains grey structure vs finishing cost, and gives finishing budgets for 5 marla, 10 marla and 1 kanal houses.
What does construction labour cost per sq ft in Pakistan in 2026? This guide covers theka rates for Islamabad, Rawalpindi and Lahore, mason and trade daily wages, finishing labour rates, labour cost for 5 marla, 10 marla and 1 kanal houses, and labour-only vs with-material contracts.
A double-storey 10 marla grey structure costs roughly Rs 92 lakh to Rs 1.19 crore with material in late 2026. See cement, steel and brick quantities, plus labour-only costs for Islamabad, Rawalpindi and Lahore.
A double-storey 5 marla grey structure costs roughly Rs 53–68 lakh with material in late 2026. See how many cement bags, bricks and kg of steel you need, plus labour-only costs for Islamabad, Rawalpindi and Lahore.
By Laraib Noor
Real Estate Analyst
20 min read
The construction cost per marla in Pakistan in 2026 ranges from about Rs 36 lakh per marla on a 3 marla house to about Rs 13 lakh per marla on a 4 kanal house, for a standard double-storey build at November 2026 rates. The figure keeps falling as the plot gets bigger. Small houses pack more covered area, more bathrooms and more stairs onto each marla of land, while large houses spread their foundations, roofs and fixed costs over far more ground.
This guide shows how the per marla construction rate changes across nine plot sizes, with the arithmetic behind every number, so you can check each one and apply it to your own plot. It uses one Islamabad and Rawalpindi rate card from late October 2026, with Lahore compared alongside. For an exact figure for your own design, enter your covered area in the Milkiyat construction cost calculator.
People in Pakistan often say "construction is Rs 30 lakh per marla". That number divides the total construction cost by the plot size in marla. Contractors, however, price their work per square foot of covered area: the floor space of every storey added together, including the stair tower (mumty) and any basement.
The two are linked by one simple formula:
Cost per marla = (covered area × rate per sq ft) ÷ number of marla
So the per marla figure depends on two things: how many square feet you build on each marla, and what each square foot costs. Both change with plot size, which is why one per marla rate can't fit every house.
This guide uses the standard 225 sq ft marla, so 1 kanal = 20 marla = 4,500 sq ft. Some CDA sectors use slightly larger plot dimensions for the same name. A "10 marla" plot in a sector is often 35 x 70 ft, for example. Always check the actual dimensions on your allotment letter or transfer papers.
The table below is for a standard (B-category) double-storey house with no basement, at twin-city rates from late October 2026. Rows marked worked come from full material-by-material budgets. Rows marked estimated are interpolated between them using the same rate card.
| Plot size | Plot area | Typical covered area | Rate per sq ft | Total construction cost | Cost per marla | Basis |
|---|---|---|---|---|---|---|
| 3 Marla | 675 sq ft | 1,250 sq ft | Rs 8,600 | Rs 1.08 crore | Rs 35.8 lakh | Estimated |
| 5 Marla | 1,125 sq ft | 2,000 sq ft | Rs 8,314 | Rs 1.66 crore | Rs 33.3 lakh | Worked |
| 7 Marla | 1,575 sq ft | 2,450 sq ft | Rs 8,200 | Rs 2.01 crore | Rs 28.7 lakh | Estimated |
| 8 Marla | 1,800 sq ft | 2,700 sq ft | Rs 8,137 | Rs 2.20 crore | Rs 27.5 lakh | Worked |
| 10 Marla | 2,250 sq ft | 3,400 sq ft | Rs 8,095 | Rs 2.75 crore | Rs 27.5 lakh | Worked |
| 12 Marla | 2,700 sq ft | 3,900 sq ft | Rs 8,000 | Rs 3.12 crore | Rs 26.0 lakh | Estimated |
| 1 Kanal (20 Marla) | 4,500 sq ft | 5,200 sq ft | Rs 7,793 | Rs 4.05 crore | Rs 20.3 lakh | Worked |
| 2 Kanal (40 Marla) | 9,000 sq ft | 9,500 sq ft | Rs 7,600 | Rs 7.22 crore | Rs 18.1 lakh | Estimated |
| 4 Kanal (80 Marla) | 18,000 sq ft | 14,000 sq ft | Rs 7,500 | Rs 10.5 crore | Rs 13.1 lakh | Estimated |
How to read one row: for 5 marla, 2,000 sq ft × Rs 8,314 = Rs 1,66,28,000, and dividing by 5 marla gives about Rs 33.3 lakh per marla. Every row follows the same steps.
Figures cover construction only (grey structure plus standard finishing). Land, basement, approvals, furniture and contingency are extra. Actual costs vary by design, contractor, brand and site.
Three things push the per marla figure down as plots get bigger.
1. Less covered area on each marla. Small plots are allowed high ground coverage and leave only narrow setbacks, so a 5 marla house builds about 400 sq ft on every marla. A 1 kanal house must leave wide front, rear and side spaces and usually keeps a lawn, so it builds about 260 sq ft per marla. A 4 kanal house, with large gardens and driveways, builds only about 175 sq ft per marla.
2. Fixed items are spread over more area. Every house needs a staircase, at least one kitchen, a water tank, a main gate and a foundation that reaches the same depth. On a small house these items take up a large share of the budget. On a big house they are a smaller slice of a much larger total.
3. Bathrooms and kitchens are more concentrated on small plots. A 5 marla house may fit three bathrooms and two kitchens into 2,000 sq ft. These are the most expensive rooms to finish, so they lift the average rate per sq ft. That is why finishing on a 5 marla house works out to about Rs 4,220 per sq ft, compared with about Rs 3,800 on a 1 kanal house.
The 8 marla and 10 marla rows land at almost the same per marla figure. That is because the 10 marla example uses a CDA-style 35 x 70 ft layout with slightly more covered area per marla. For the full 10 marla breakdown, see our guide on 10 marla house construction cost.
Covered area per marla is the number that drives most of the difference. It tells you how much floor area is built on each marla of land.
| Plot size | Typical double-storey covered area | Covered area per marla |
|---|---|---|
| 3 Marla | 1,250 sq ft | About 417 sq ft |
| 5 Marla | 2,000 sq ft | About 400 sq ft |
| 7 Marla | 2,450 sq ft | About 350 sq ft |
| 8 Marla | 2,700 sq ft | About 338 sq ft |
| 10 Marla | 3,400 sq ft | About 340 sq ft |
| 12 Marla | 3,900 sq ft | About 325 sq ft |
| 1 Kanal | 5,200 sq ft | About 260 sq ft |
| 2 Kanal | 9,500 sq ft | About 238 sq ft |
| 4 Kanal | 14,000 sq ft | About 175 sq ft |
Your own covered area depends on the setbacks, ground coverage and height limits for your plot. In CDA sectors these are set in the CDA building and zoning regulations. In private societies they come from the society's own bylaws. A basement, a third storey or a large terrace can change these numbers a lot.
The grey structure (dhancha) is the shell of the house: foundation, columns, beams, slabs, brick walls, plaster, and the pipes and conduits inside them. On most standard houses it takes about half of the total budget.
| Plot size | Grey rate per sq ft | Grey structure total | Grey structure cost per marla |
|---|---|---|---|
| 3 Marla | Rs 4,200 | Rs 52.5 lakh | Rs 17.5 lakh |
| 5 Marla | Rs 4,094 | Rs 81.9 lakh | Rs 16.4 lakh |
| 7 Marla | Rs 4,080 | Rs 1.00 crore | Rs 14.3 lakh |
| 8 Marla | Rs 4,067 | Rs 1.10 crore | Rs 13.7 lakh |
| 10 Marla | Rs 4,037 | Rs 1.37 crore | Rs 13.7 lakh |
| 12 Marla | Rs 4,020 | Rs 1.57 crore | Rs 13.1 lakh |
| 1 Kanal | Rs 3,991 | Rs 2.08 crore | Rs 10.4 lakh |
| 2 Kanal | Rs 3,900 | Rs 3.71 crore |
These grey rates include materials, labour and the hidden items people often forget: excavation, termite treatment, damp-proof course, roof waterproofing, conduits, sewerage lines, the underground tank, shuttering hire and site costs. A labour-only (theka) quote of Rs 650 to Rs 850 per sq ft covers only the labour part of these figures.
Finishing choices move the budget more than anything else. This table applies the three standard quality bands to each plot size's covered area per marla.
| Plot size | Economy (C-category) per marla | Standard (B-category) per marla | Premium (A-category) per marla |
|---|---|---|---|
| 3 Marla | Rs 23 – 27 lakh | Rs 31 – 37 lakh | Rs 42 – 50 lakh |
| 5 Marla | Rs 22 – 26 lakh | Rs 30 – 36 lakh | Rs 40 – 48 lakh |
| 7 Marla | Rs 20 – 22 lakh | Rs 26 – 31 lakh | Rs 35 – 42 lakh |
| 8 Marla | Rs 19 – 22 lakh | Rs 25 – 30 lakh | Rs 34 – 41 lakh |
| 10 Marla | Rs 19 – 22 lakh | Rs 26 – 30 lakh | Rs 34 – 41 lakh |
| 12 Marla | Rs 18 – 21 lakh | Rs 24 – 29 lakh | Rs 33 – 39 lakh |
| 1 Kanal | Rs 15 – 17 lakh | Rs 20 – 23 lakh | Rs 26 – 31 lakh |
| 2 Kanal | Rs 13 – 15 lakh |
Bands used: economy Rs 5,600 – 6,400, standard Rs 7,500 – 8,900, premium Rs 10,000 – 12,000 per sq ft of covered area. Per marla = covered area per marla × band rate.
What changes between the levels:
Steel costs about the same everywhere, but cement, bricks, sand and labour differ between cities. These are the late-October 2026 rates behind this guide.
| Material | Islamabad / Rawalpindi | Lahore | Basis and date |
|---|---|---|---|
| Cement (50 kg bag) | Rs 1,611 | Rs 1,630 | PBS weekly averages, 8 Oct 2026 |
| Steel, Grade 60 | Rs 277,000 per ton | Rs 277,000 per ton | Leading mills' rates, Oct 2026 |
| Bricks (first class) | Rs 27 each | Rs 23.4 each | PBS city averages, Aug 2026 |
| Sand | Rs 110 per cft (Lawrencepur) | Rs 70 per cft (Chenab) | Supplier quotes, Oct 2026 |
| Crush | Rs 130 per cft (Margalla) | Rs 140 per cft (Sargodha) | Supplier quotes, Oct 2026 |
| Grey labour (theka) | Rs 750 per sq ft | Rs 600 per sq ft | Contractor rates, late 2026 |
Islamabad and Rawalpindi move almost together. In late August 2026, PBS recorded cement at Rs 1,532 a bag in Islamabad and Rs 1,535 in Rawalpindi, so one rate card covers both. Lahore's cheaper sand, bricks and labour bring the grey structure down by about 7%, which works out to roughly 3% to 4% off the total. On a 5 marla house, that is about Rs 1.61 crore in Lahore against Rs 1.66 crore in Islamabad.
| Plot size | Islamabad / Rawalpindi per marla | Lahore per marla (approx.) |
|---|---|---|
| 5 Marla | Rs 33.3 lakh | Rs 32.1 lakh |
| 10 Marla | Rs 27.5 lakh | Rs 26.5 lakh |
| 1 Kanal | Rs 20.3 lakh | Rs 19.6 lakh |
Rawalpindi plot and house prices are often lower than Islamabad's, even though construction costs are the same. If you are open to either city, browse the Rawalpindi areas and societies on Milkiyat to compare the land side of your budget.
There are two common ways to hire a builder in Pakistan, and they give very different per marla quotes.
With material (complete contract): the contractor buys everything and quotes one rate. The figures in this guide are with-material figures. A turnkey contractor usually adds a margin of 10% to 20% on top of the raw cost, in return for doing the buying, supervision and coordination, and for taking on material price risk.
Labour-only (theka): you buy the cement, steel, bricks, sand and crush yourself, and the thekedar charges only for labour. In the twin cities that is about Rs 650 to Rs 850 per sq ft of covered area for grey structure work. On a 5 marla house of 2,000 sq ft, that is roughly Rs 13 to Rs 17 lakh, or Rs 2.6 to Rs 3.4 lakh per marla.
A labour-only contract can save the contractor's margin, but you must manage purchases, deliveries and quality checks yourself. If a quote seems far cheaper than these figures, check whether it is a labour-only quote being compared with a with-material one.
You can work out a reliable estimate in five steps.
Worked example, 7 marla in Islamabad: 2,450 sq ft × Rs 8,200 = Rs 2,00,90,000. Dividing by 7 gives about Rs 28.7 lakh per marla. Adding a 10% contingency brings the planning budget to about Rs 2.21 crore.
If you are building in Lahore, the Lahore construction cost calculator runs the same steps against Lahore rates, which come out about 3% to 4% lower.
Cement and steel together make up about 40% to 45% of the grey structure cost. On a 5 marla house of 2,000 sq ft, a Rs 100 rise per cement bag adds about Rs 84,000 (Rs 16,800 per marla). Rs 10 more per kg of steel adds about Rs 76,000 (Rs 15,200 per marla).
These changes matter in 2026. PBS data show the average cement price was about Rs 1,550 a bag in September, roughly 10% higher than a year earlier. Islamabad's average reached Rs 1,611 in early October. Grade 60 steel rose from about Rs 260 a kg in mid-2026 to about Rs 277 by October. Put a date on every per marla quote you get, and recheck rates before each big purchase.
The per marla construction figure is also the quickest way to check whether building makes sense. Add the land price to the construction cost for your plot size, then compare the total with the asking prices of ready houses of the same size in the same area.
If ready houses sell for less than land plus construction, buying may be the better deal, though you give up control over design and build quality. Before deciding, look at current houses for sale in D-12 or a similar sector.
Building usually makes more sense when you plan to live in the house for many years, want a layout that suits your family, or can supervise the work closely. Buying usually wins when you need to move in soon, or when ready houses in your area are selling below their replacement cost.
On small plots, also think about resale. 5 to 10 marla houses tend to sell faster than very large homes, because many more buyers can afford them.
A local agent can tell you recent sale prices and how fast houses of each size sell in your area. Milkiyat lists property agents in D-12 Islamabad and in other sectors.
For a standard double-storey house, it ranges from about Rs 36 lakh per marla on a 3 marla plot to about Rs 13 lakh per marla on a 4 kanal plot, at late-October 2026 rates. For the most common sizes, 5 marla is about Rs 33 lakh, 10 marla about Rs 27.5 lakh, and 1 kanal about Rs 20 lakh per marla.
Islamabad and Rawalpindi share almost the same rates. A standard house costs about Rs 33 lakh per marla at 5 marla, Rs 27.5 lakh at 10 marla and Rs 20.3 lakh at 1 kanal.
It is about Rs 16 to Rs 17.5 lakh per marla on small houses (3 to 5 marla), about Rs 13 to Rs 14 lakh on 8 to 12 marla houses, and about Rs 10 lakh on a 1 kanal house, including labour. Our 1 kanal house construction cost guide shows the full line-by-line grey structure budget behind that figure.
A double-storey house usually builds 400 to 420 sq ft per marla on 3 to 5 marla plots, about 325 to 350 sq ft on 7 to 12 marla plots, and about 260 sq ft on a 1 kanal plot.
Small plots carry more covered area per marla, and their bathrooms, kitchens and stairs take up a bigger share of a small floor area. Fixed items such as the gate, tank and foundation depth also cost about the same whatever the plot size.
No. The figures in this guide include material. A labour-only (theka) contract costs only about Rs 650 to Rs 850 per sq ft of covered area, and you buy all the material yourself.
Compare the land price plus construction with ready houses in the same area. If a full house is more than you need, also look at apartments for sale in Park View City Islamabad, which can cost far less than building on a plot.
Construction cost per marla in Pakistan falls steadily as plot size grows, from about Rs 36 lakh on a 3 marla house to about Rs 13 lakh on a 4 kanal house at late-2026 standard rates. Most of the gap comes from how much covered area each marla carries and how heavily kitchens, bathrooms and stairs weigh on a small floor area.
Start from your real covered area, choose your quality level, multiply by the rate per sq ft, and only then divide by your marla. Add land, approvals and a 10% contingency, and recheck cement and steel prices before you commit.
Disclaimer: All figures are estimates based on rates from late October 2026 and the stated assumptions. Rows marked "estimated" are interpolated from full worked budgets. Actual costs vary by city, design, supplier, contractor and site. Get written quotations before you commit any money.
| Rs 9.3 lakh |
| 4 Kanal | Rs 3,850 | Rs 5.39 crore | Rs 6.7 lakh |
| Rs 18 – 21 lakh |
| Rs 24 – 29 lakh |
| 4 Kanal | Rs 10 – 11 lakh | Rs 13 – 16 lakh | Rs 18 – 21 lakh |