Guide
Gray Structure Cost vs Finishing Cost of Houses in Pakistan (2026)
By wajahat Ali
Real Estate Analyst
11 min read
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Guide
By wajahat Ali
Real Estate Analyst
11 min read
In 2026, the grey structure of a Pakistani house costs PKR 2,700–4,500 per square foot and finishing costs PKR 2,000–11,000+ per square foot. On a standard build the split is roughly 55–60% grey structure, 40–45% finishing. On a luxury build it inverts: finishing takes 60–70%.
The rule that follows: grey structure cost is set by engineering, finishing cost is set by taste.
Model your own plot with the Milkiyat.com construction cost calculator, which returns grey and finishing as separate line items.
| Grey Structure | Finishing | |
|---|---|---|
| Standard (B) | PKR 2,700–3,500/sq ft | PKR 2,000–4,000/sq ft |
| Premium (A) | PKR 3,400–4,500/sq ft | PKR 4,000–8,000/sq ft |
| Luxury (A+) | +25–40% with basement | PKR 7,000–11,000+/sq ft |
| Share, standard build | 55–60% | 40–45% |
| Share, luxury build | 30–40% | 60–70% |
| Biggest cost driver | Steel — 25–30% of grey cost | Flooring and joinery — two-thirds of finishing spend |
| Changeable later? | No, not without demolition | Yes, largely |
Turnkey (grey + finishing): PKR 4,800–7,500/sq ft standard, PKR 7,000–8,800+ premium, PKR 9,000–15,000+ luxury.
| Plot | Land area | Covered, double storey |
|---|---|---|
| 5 Marla | 1,125 sq ft | 1,800–2,200 sq ft |
| 7 Marla | ~1,650 sq ft | 2,500–3,000 sq ft |
| 8 Marla | 1,800 sq ft | 2,600–3,000 sq ft |
| 1 Kanal | 5,445 sq ft | 5,500–6,500 sq ft |
Ground coverage is capped by bylaws and differs between CDA sectors, DHA, Bahria Town and private societies. Two identical 8 marla plots in different schemes can legally support different covered areas — a gap worth lakhs before design begins. Get the permitted coverage percentage in writing first. (Area unit converter.)
Grey structure ends with: foundation, RCC frame, masonry, internal and external plaster, concealed electrical conduit (empty pipes, no wire), concealed plumbing, water tanks, stairs, raw boundary wall, roof waterproofing.
Finishing is everything after that — everything you can see, touch, switch on or open.
This boundary causes more owner–contractor disputes than any other. Boundary walls, main gates and mumty finishing are the three items owners most often assume are included and builders most often exclude.
Treat any quote offering "grey structure at PKR 6,000–7,500 per sq ft" with caution. That is turnkey territory, not grey structure, and the mislabelling roughly doubles budgets. It is widespread across cost-guide websites in 2026.
The confusion runs both ways: some guides put a finished 5 marla double storey near PKR 63 lakh, others above PKR 1.2 crore for the same size. That gap is not an error — it is grey-only vs turnkey, and mid vs premium finishing, being compared as if identical.
Three questions before comparing any two numbers: Grey or turnkey? Which finishing tier? Against what covered area?
Standard finish, ground-plus-first, from the Milkiyat calculator:
| City | 5 Marla | 10 Marla | 1 Kanal |
|---|---|---|---|
| Islamabad | PKR 1.16 Cr | PKR 2.31 Cr | PKR 4.62 Cr |
| Rawalpindi | PKR 1.11 Cr | PKR 2.22 Cr | PKR 4.45 Cr |
| Lahore | PKR 1.08 Cr | PKR 2.16 Cr | PKR 4.32 Cr |
| Peshawar |
The finding buried in that table: Islamabad carries a consistent 11% premium over Karachi at every plot size. Run the ratios — 1.115 on 5 Marla, 1.116 on 10 Marla, 1.113 on 1 Kanal. That premium is not materials, which track national commodity prices. It is CDA bylaws, labour competition, haul distance for aggregates, and the finishing standard capital neighbourhoods expect.
Islamabad vs Rawalpindi is narrower than dealers imply: material rates are effectively identical, labour is 5–12% lower on the Pindi side, and the calculator shows only a 4% gap. The real difference is regulatory — map fees, bylaws, and the rainwater harvesting mandate below.
| Material | Rate |
|---|---|
| Cement, 50 kg bag | PKR 1,350–1,610; north average ~1,515 |
| Steel rebar, Grade 60 | PKR 235–285/kg (PKR 255,000–278,000/ton) |
| A-class bricks | PKR 21–23 each |
| Sand | PKR 52–235/cft |
| Stone crush | PKR 172–180/cft |
Northern cement rose PKR 25–30 per bag in mid-July after a PKR 40 decline over the prior two months. Per APCMA, FY 2025-26 dispatches rose 7.21% to 50.5 million tons, with domestic sales up 9.5%.
Why this hits grey structure, not finishing: steel alone is 25–30% of grey cost; steel plus cement together are 35–45%. A PKR 20/kg move in saria shifts a 1 Kanal grey budget by several lakh. Finishing carries currency risk instead, through imported tiles and fixtures.
Compare delivered site rates, not showroom rates. Steel below roughly PKR 250,000/ton usually means non-branded or bulk-negotiated stock — confirm brand and weight-per-foot at purchase.
| Size | Grey structure | Turnkey, mid finish | Full guide |
|---|---|---|---|
| 5 Marla DS | PKR 60–75 lakh | PKR 1.0–1.5 Cr | Read |
| 7 Marla DS | PKR 65–95 lakh | PKR 1.1–1.6 Cr | Read |
| 8 Marla DS | PKR 76–98 lakh | PKR 1.4–2.2 Cr | Read |
| 1 Kanal DS | PKR 1.8–2.4 Cr | PKR 3.0–4.2 Cr |
Add to any of these: map approval and drawings (PKR 1.5–4 lakh), boundary wall and gate (4–10 lakh), utility connections (2–6 lakh), and contingency at 10% minimum — 15–20% on a 1 Kanal build. On an 8 Marla house, that turns a PKR 1.4–2.1 crore construction subtotal into a realistic PKR 1.65–2.55 crore all-in.
The 7 Marla grey band is unusually wide for a reason worth knowing: steel quantity is dictated by the soil report. Weak or filled plots need deeper foundations and heavier reinforcement. A soil test before structural design is the cheapest insurance in Pakistani construction.
Flooring and joinery alone are roughly two-thirds of finishing material spend. Those are your two levers.
| Item | Basic | Standard | Luxury |
|---|---|---|---|
| Wall finish (per sq ft applied) | Rs 45–90 | Rs 110–220 | Rs 900–3,500 (panelling) |
| Ceiling (per sq ft) | in wall finish | Rs 180–700 (POP to gypsum on GI) | Rs 1,200–2,500+ |
| Internal doors (each, with frame) | Rs 16,000–35,000 | Rs 35,000–75,000 | Rs 90,000–250,000 |
| Wardrobes (per sq ft face) | Rs 1,800–4,000 | Rs 4,500–8,000 | Imported modular |
| Kitchen cabinets (per running ft) | Rs 15,000–25,000 | Rs 30,000–45,000 | Rs 50,000+ |
| Stair railing (per running ft) | Rs 1,200–2,500 (MS) | Rs 3,000–6,000 (SS) | Rs 7,000–15,000 (glass) |
A 5 marla double storey needs 8–12 internal doors plus a main door: roughly PKR 2–3.5 lakh at basic grade, over PKR 20 lakh at luxury. That single line explains most of the tier gap.
Two specification notes: gypsum on galvanised framing beats POP on wooden battens in Pakistan's humidity swings, and the tell of a cheap paint job is surface preparation, not brand. Full detail in our 5 Marla finishing cost guide.
Before comparing woodwork quotes, demand a room-by-room joinery schedule — dimensions, carcass grade, shutter finish, hardware brand, quantities. Your written specification, not your contractor's reputation, is what prevents material substitution.
On 18 March 2026, CDA made rooftop rainwater harvesting compulsory for all new construction in Islamabad. Submissions missing it are rejected outright — there is no partial-compliance route.
Drawings must show a rooftop catchment and filtration arrangement, a filtration pit, and a groundwater recharge well (commonly a reverse bore of 80–150 feet). Cost: PKR 80,000–500,000, materially cheaper designed in than retrofitted.
The mandate was extended to existing houses, with a grace period reported as running to approximately September 2026. It applies in Islamabad Capital Territory only — not under RDA jurisdiction in Rawalpindi. See our 2026 guide to CDA building approval and RDA vs CDA jurisdiction.
Save here (finishing, reversible): tile grade and coverage, wardrobes and cabinetry, light fixtures, false ceilings outside living areas, external elevation cladding.
Never save here (grey structure, irreversible): steel grade and quantity, cement brand and curing time, soil testing before foundation design, waterproofing and DPC, structural drawings stamped by a registered engineer.
What pushes builds over budget: basement (+25–40% on grey), weak soil, mid-project design changes, steel and cement swings, and omitted contingency. Timeline for an 8 marla double storey is 9–14 months — 1–3 for approvals, 4–6 grey, 4–6 finishing.
2026 has been an aggressive enforcement year: RDA has declared 293 schemes illegal, CDA has flagged 99 more, and RDA sealed 11 buildings in The Avenue One and Mumtaz City.
| PKR 1.07 Cr |
| PKR 2.14 Cr |
| PKR 4.28 Cr |
| Karachi | PKR 1.04 Cr | PKR 2.07 Cr | PKR 4.15 Cr |
| Read |
Work through these first: the RDA Green Property Certificate guide (mandatory for Rawalpindi transfers since 1 July 2026), step-by-step CDA NOC verification, the NAB property verification system, registry vs file vs plot, and hidden development charges.
Still choosing a plot? Compare 5 Marla plot prices across Islamabad or plots under PKR 50 lacs inside ICT.
What is the grey structure cost per square foot in Pakistan in 2026? PKR 2,700–4,500 with material and labour. The typical cluster for standard above-ground work is PKR 2,700–3,500; a basement adds 25–40%.
What is the finishing cost per square foot in 2026? PKR 2,000–3,500 standard, PKR 4,000–8,000 premium, PKR 7,000–11,000+ luxury.
Is grey structure more expensive than finishing? At standard specification, yes — 55–60% against 40–45%. At luxury it inverts, with finishing reaching 60–70%. Premium specification is roughly the crossover point.
What is the turnkey construction cost per square foot in 2026? PKR 4,800–7,500 standard, PKR 7,000–8,800+ premium, PKR 9,000–15,000+ luxury.
How much does it cost to build a house in Islamabad in 2026? At standard finish: approximately PKR 1.16 crore for 5 Marla, PKR 2.31 crore for 10 Marla, PKR 4.62 crore for 1 Kanal.
Which city is cheapest to build in? Karachi, roughly 11% below Islamabad at every plot size. Order runs Islamabad, Rawalpindi, Lahore, Peshawar, Karachi.
Why do some websites quote grey structure at PKR 6,000–7,500 per sq ft? They are mislabelling turnkey rates. Any grey-structure figure above roughly PKR 5,000 should be questioned directly with the contractor.
Does grey structure include plumbing and electrical work? Only partially — concealed lines and empty conduit, not wiring, switches, fixtures or sanitary ware.
What are cement and steel prices in July 2026? Cement PKR 1,350–1,610 per 50 kg bag (north average ~1,515 after a mid-July rise); Grade 60 steel PKR 235–285/kg.
Is rainwater harvesting really mandatory in Islamabad? Yes, for new construction since 18 March 2026, with a retrofit deadline reported as approximately September 2026. Budget PKR 80,000–500,000. Does not apply under RDA.
Milkiyat.com primary research: construction cost calculator (staff-published, versioned rates across five cities); 8 Marla cost guide, 27 July 2026; 5 Marla finishing cost, 27 July 2026; 7 Marla cost guide, 24 July 2026; 20 Marla verified breakdown, 24 July 2026; 5 Marla double storey, 18 July 2026.
External: Pakistan Bureau of Statistics Monthly Inflation Report (June 2026, Urban Construction Items Prices); CDA rainwater harvesting mandate (18 March 2026); APCMA FY 2025-26 dispatch data; Zameen.com Construction Cost Calculator (April 2026); Avenir Developments; Chimbals (172 delivered twin-cities projects); Imaarat material tracker; ProPakistani and ARY News cement reporting, July 2026.
All rates are planning ranges, not quotations. Obtain a written, itemised bill of quantities with clear inclusions and exclusions before signing any construction contract.
By plot size: 5 Marla · 5 Marla finishing · 7 Marla · 8 Marla · 20 Marla
Tools: Calculator · Islamabad · Rawalpindi · Lahore · Karachi · Peshawar · Area converter
Approvals and investment: CDA building approval 2026 · RDA vs CDA · House vs plot ROI · Apartments vs houses · Islamabad prices 2026 · All guides
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