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Hidden costs typically add 20–25% over the quoted package rate when you build a house in Hyderabad — so a 150 sq yd G+1 quoted at ₹45 lakh realistically lands closer to ₹54–56 lakh once approvals, borewell, compound wall, deposits and site surprises are counted. Package rates are honest about what they cover — construction of the built-up area — but silent about everything around it. This checklist puts indicative 2026 numbers on the silence, so the surprise happens on paper, not at slab three.
A per-sq-ft rate — ours run from ₹1,950 (Standard) to ₹2,650 (Signature) — prices the structure and finishes of your built-up area. That is the convention across Hyderabad, not a trick. The gap appears because a house needs work before the dig (approvals, soil test), around the building (compound wall, gate, rainwater pit) and under the plot (borewell, rock) — and none of that is built-up area. A fair builder lists these exclusions in the agreement on day one. An unfair one lets you discover them one invoice at a time, when walking away is no longer an option.
| Item | What it covers | Indicative range* |
|---|---|---|
| Plan approval (TG-bPASS / GHMC) | Sanction fees, drawings, liaison | ₹50,000–₹1.5 lakh |
| LRS charges (only unapproved layouts) | Regularising the plot before sanction | ₹50,000–₹3 lakh+ |
| Soil test | Boreholes + lab report before design | ₹8,000–₹20,000 |
| Borewell | Drilling, casing, motor, plumbing | ₹60,000–₹1.5 lakh |
| Compound wall | By running length and height, 150 sq yd plot | ₹1.5–₹3 lakh |
| Main gate | MS swing or sliding, painted | ₹40,000–₹1.2 lakh |
| Lift provision | Shaft civil work now, lift later | ₹1–₹2 lakh |
| Electricity connection + meter deposit | TGSPDCL charges and deposit | ₹10,000–₹30,000 |
| Water & sewerage connection | HMWSSB connection charges | ₹15,000–₹60,000 |
| Rainwater harvesting pit | Commonly required with sanction | ₹15,000–₹40,000 |
| Rocky excavation | Breaker/machinery time in sheet rock | ₹30,000–₹1.5 lakh+ |
*Indicative 2026 ranges for a typical 150 sq yd residential plot, not quotations. Government charges (TG-bPASS, GHMC, LRS, TGSPDCL, HMWSSB) vary with plot size, road width and land value — verify current rates on the official portals before you budget.
Three of these deserve their own reading. The approval line has an entire process behind it — our GHMC / TG-bPASS permission guide walks through it step by step. Borewells in Hyderabad are a lottery of depth and yield — the borewell cost guide covers what drives the price and the rainwater rules that come with it. And rock: much of the city sits on granite, and plots in areas like Kompally and Bachupally often hide sheet rock a few feet down. A ₹8,000–₹20,000 soil test before you sign is the cheapest insurance on the whole project — it prices the rock and designs the foundation correctly.
First the quoted number. A 150 sq yd plot is 1,350 sq ft; at ~85% ground coverage over two floors, built-up area comes to roughly 2,300 sq ft. At our Standard rate of ₹1,950/sq ft that is about ₹45 lakh; at Signature (₹2,650) about ₹61 lakh. The Hyderabad market overall runs ₹1,700–₹3,800/sq ft. Now the same build with the checklist applied:
| Line item | Indicative amount* |
|---|---|
| Package quote (2,300 sq ft × ₹1,950, Standard) | ≈ ₹45 lakh |
| Plan approval + drawings + liaison | ₹0.5–1.5 lakh |
| Soil test | ₹0.1–0.2 lakh |
| Borewell (bore + motor + plumbing) | ₹0.6–1.5 lakh |
| Compound wall + main gate | ₹1.9–4.2 lakh |
| Meter deposits + connections (power, water) | ₹0.3–0.9 lakh |
| Rainwater harvesting pit | ₹0.15–0.4 lakh |
| Rock excavation contingency | ₹0.3–1.5 lakh |
| Realistic total | ≈ ₹49–55 lakh |
*Indicative example, not a quotation. Government charges to be verified on the official portals at the time of application.
That base case is already 9–22% over the quote. Add LRS charges (if the plot is in an unapproved layout) and a lift provision, and 20–25% over is the realistic planning number — which is exactly where our opening figure comes from. If you are taking a home-construction loan, note that banks generally lend against the construction agreement: items outside it come from your own pocket, so confirm what your sanctioned amount covers with your bank before you finalise the budget.
Start with the 60-second estimator for your plot size, then read the 2026 cost guide for the full per-sq-ft working — and add this checklist on top.
Get my estimatePlan for roughly 20–25% over the quoted package rate. On a ₹45 lakh quote for a 150 sq yd G+1, that is about ₹9–11 lakh covering plan approval, borewell, compound wall and gate, utility deposits, a rainwater pit and site-specific work the per-sq-ft rate does not include.
Usually not — package rates in Hyderabad cover construction of the built-up area, while sanction fees, drawings and liaison are billed separately. Budget an indicative ₹50,000–₹1.5 lakh for a typical G+1 and verify current fees on the official TG-bPASS portal, since government charges vary by plot size and road width.
Yes — hitting granite sheet rock during excavation can add an indicative ₹30,000 to ₹1.5 lakh or more in breaker and machinery time. Much of Hyderabad sits on granite, so a ₹8,000–₹20,000 soil test before you sign the agreement is the cheapest insurance you will buy on the whole project.
No — the per-sq-ft rate applies to the built-up area of the house, and the compound wall is priced separately by running length and height. For a typical 150 sq yd plot, budget an indicative ₹1.5–₹3 lakh for the wall plus ₹40,000–₹1.2 lakh for a main gate.
LRS is Telangana's Layout Regularisation Scheme for plots in unapproved layouts, and regularisation charges may be due before your building plan is sanctioned. Amounts depend on plot area and land value, so check your plot's status on the official portal and confirm specifics with your lawyer — this note is educational, not legal advice.