- RMC M20 structure, ISI Fe500D steel
- 2×2 vitrified floors (Johnson / Somany), aluminium sliding windows
- Anchor wiring and switches, Parryware / Hindware sanitaryware
- Tractor emulsion over 2-coat putty
For plot owners in Bangalore, including NRIs
“I own a plot. I want my family in our own home, built my way, without being cheated.”
Looking for a construction service in Bangalore?See every bill.
Your custom home on the agreed budget and date. You own the plot. We manage everything from approvals to handover. You pay the actual cost of materials and labour, plus one stated 10% fee.
From ₹2,200 per sq ft incl. GST as a fixed package, or open-book at actual cost plus 10%. Free visit, no obligation.
- 9homes completed
- 4+years on Bangalore sites
- 100%open books
Watch a home go up. Watch every rupee go with it.
Stage 1 of 5
What it costs, per square foot.
Choose a fixed package, or pay the actual cost plus our 10% fee. The structural standard and the process are the same in both. What changes is the finish, and whether you see the cost lines.
- RMC M25 structure, JSW Neosteel
- 2×4 GVT floors (Kajaria / Somany), uPVC windows
- Polycab / Finolex wires with RCCB, Cera / Hindware wall-hung WCs, Jaquar fittings
- Apcolite Premium inside, Apex outside
- RMC M25 pumped, Tata Tiscon 550SD
- Large-format tiles, uPVC double-glazed windows
- Havells Lifeline Plus, Jaquar / Kohler wall-hung, Grohe / Kohler fittings
- Royale Luxury inside, Apex Ultima outside
Per sq ft of built-up area, for independent houses up to G+2 or stilt + G+2 in Bengaluru. Area is taken from your sanctioned plan: every covered floor, the staircase and headroom at the package rate. Open terraces are not charged. The price includes GST, materials, labour, supervision and site security.
Fixed package
One price per sq ft, brands named in your contract. You pay in stages, half when materials reach site with invoices and half when the stage is checked and photographed. Steel and cement price moves beyond ±5% are shared with invoices, in both directions.
Calculate a package priceOpen-book: actual cost + 10%
Every bill shown, one stated fee. A Standard G+1 home comes to about ₹2,700 per sq ft all-in, with approvals, site costs, fee and GST on the fee. Anything unspent is refunded.
See every cost lineWhat changes between packages
| Item | Basic ₹2,200 | Standard ₹2,625 | Premium ₹3,525 |
|---|---|---|---|
| Concrete | RMC M20 | RMC M25 | RMC M25, pumped |
| Steel | ISI Fe500D (Kamdhenu / Sunvik / Indus) | JSW Neosteel Fe500D | Tata Tiscon 550SD |
| Floors | 2×2 vitrified, Johnson / Somany | 2×4 GVT, Kajaria / Somany | Large-format, Simpolo / AGL |
| Windows | Aluminium sliding, MS grills | uPVC single-glazed, designer MS grills | uPVC double-glazed, SS 304 grills |
| Wiring | Anchor / RR Kabel FR | Polycab / Finolex FR-LSH | Havells Lifeline Plus / Polycab Green |
| Toilets | Parryware / Hindware floor-mounted | Cera / Hindware wall-hung | Jaquar / Kohler wall-hung |
| Paint | Tractor emulsion | Apcolite Premium, Apex outside | Royale Luxury, Apex Ultima outside |
| Waterproofing warranty | 5 years | 5 years | 10 years, manufacturer-backed |
Included in every package
- Architectural and structural drawings
- Foundation up to 5 ft depth
- RMC for footings, columns, beams and slabs
- Anti-termite treatment, terrace and toilet waterproofing
- 9 ft 6 in floor-to-floor height
- Fenced, locked site with a security camera
- A dedicated site supervisor
- Cube tests and material test reports shared
Add-ons at fixed prices
| Approvals and documentation desk | ₹60,000 + govt fees at actual |
| Underground sump (RCC, waterproofed) | ₹20 per litre |
| Overhead tank, 2,000 L, with stand | ₹22,400 each |
| Rainwater harvesting | ₹56,000 |
| Borewell with casing and pump | From ₹2,52,000 |
| Compound wall and main gate (30×40) | From ₹2,24,000 |
| Solar water heater | ₹50,400 per unit |
| Foundation deeper than 5 ft, or rock | At actual, after soil test |
How open-book construction works
There is no fixed price with a hidden margin inside it. You pay the real invoice price for materials and labour, and we earn one clearly stated fee for managing everything.
Every transaction shown with proof
We go through our bank statement with you line by line: every rupee you paid in and every payment made for your house, each matched to its invoice or bill.
Every purchase at the real price
Steel, cement, RMC, tiles, fittings and labour are paid at the actual invoice price. We add no margin on top.
A monthly statement
Every payment with its invoice, supplier or labour name, quantity and rate.
Our fee, as its own line
10% of that month’s actual spend. GST on the fee is charged as applicable.
A final account at handover
Total spent, total fee, and a refund of any unspent balance.
Why 10% is a fair deal
Same house, same quality: a G+1 Standard home with about ₹34 lakh of actual material and labour cost. Illustrative.
| Who constructs it | Builder’s earning | You pay* | Visible? |
|---|---|---|---|
| Eminere (10% fee) | ₹3.4 L | ₹37.4 L | Yes, every month |
| Fixed price, 15% margin | ₹6.0 L | ₹40.0 L | No |
| Fixed price, 20% margin | ₹8.5 L | ₹42.5 L | No |
| Fixed price, 25% margin | ₹11.3 L | ₹45.4 L | No |
*Before GST. Fixed-price margins of 15 to 25% are typical market ranges, used here only as an illustration.
Estimate the cost of your home.
Indicative, for a Bengaluru home at October 2026 prices. See it as a fixed package, or as open-book with every cost line. Your own estimate uses your drawings and soil test.
Your home
How you pay
House type
Specification
Standard uses brands like UltraTech/ACC RMC M25, JSW Neosteel, Kajaria/Somany tiles, Polycab/Finolex wires, Cera/Hindware and Jaquar. Premium uses Tata Tiscon 550SD, Havells Lifeline Plus and Kohler/Jaquar wall-hung fittings. You approve every brand before it is bought.
Package
Price per sq ft of built-up area, including GST, for houses up to G+2. Government fees, add-ons and the items listed as not included are extra.
Estimated total you pay
₹0
- Actual cost (to suppliers, labour, authorities)
- Our 10% fee, shown separately
- GST on our fee (18%)
- Contingency, charged only if used
- Typical duration
- Refund if contingency is unused
Where every rupee goes
How you pay (example schedule, before each stage)
| When | Share | Amount |
|---|
Estimate, not a quote. Amounts scale from our October 2026 reference houses (1,880 and 2,520 sq ft on a 30×40 plot) and include materials at market prices, labour, approvals, site costs and cess. Steel, cement and sand prices move monthly. You always pay the price on the actual invoice.
- Package
- Rate per sq ft, incl. GST
- Built-up area
- Not included
- Land, interiors, modular kitchen, fans and light fittings, appliances, lift, landscaping, government fees, add-ons
How you pay: 12 stages and a small retention
| Stage | Share | Amount |
|---|
Each stage is paid in two halves: one when materials reach site with dealer invoices, one when the stage is checked and photographed. A fixed package shows one price, not the cost lines. Choose open-book to see every line.
11 phases. Proof before every payment.
At every phase you receive photos, videos, test reports and invoices before the next payment. Nothing important is covered before you can see it.
The tricks that cost owners lakhs, and how each one is stopped.
Most cheating happens in work that gets buried or covered. So we record every hidden stage with measurements, photos and video before it is closed.
| The trick | How it cheats you | How we stop it |
|---|
Warranty and what’s not included.
- 10-year structural warranty, extendable to 25 years with our annual inspection plan
- 5-year waterproofing warranty (10 years on Premium, manufacturer-backed)
- 2-year workmanship warranty on plumbing, electrical, tiling and joinery
- Snag fixes within 30 days, with visits at 6 and 12 months
Extended structural cover needs the yearly inspection plan, no structural changes without our engineer’s approval, and maintenance as per the handover calendar. Natural disasters are excluded.
Not included in the estimate
Land. Interiors, wardrobes and modular kitchen. Light fittings, fans, geysers, ACs and appliances. Lift. Landscaping and elevation cladding. Bathroom accessories. Kitchen chimney, hob and water purifier. False ceiling and texture paint. Inverter, CCTV and home automation. Property tax, registration, stamp duty and loan charges. We can manage any of these for you on the same open-book terms.
Free plot visit and written, itemised estimate.
- We check your plot, papers and road width
- Soil test and drawings
- Every brand, quantity and rate listed
Questions plot owners ask first
What do you charge?
You can choose. A fixed package costs ₹2,200 (Basic), ₹2,625 (Standard) or ₹3,525 (Premium) per sq ft of built-up area, including GST. Or go open-book: you pay the actual cost plus a 10% fee, shown as its own line each month, with GST on the fee as applicable.
Will my cost go up halfway?
The estimate is not a fixed price, so the final figure is what is actually spent, and it can move about 5 to 8% with your soil, design and choices. Any change is priced and approved by you in writing before work happens, and you see why line by line.
How long does it take?
About 10 months for a G+1 home and about 12 months for a G+2, from the start of construction. You get a stage-wise timeline in writing.
I live abroad or in another city. Can I still do this?
Yes. You follow every stage through a shared cost sheet, photos and videos, and regular updates. Payments go through a clear bank trail.
Can I choose a mix of Standard and Premium?
Yes. Pick any item from either specification. You see the exact price difference before anything is bought. We never use materials below our Standard quality.
What if we aren’t a fit?
We’ll tell you. We only work on quality construction. If the lowest possible price matters more than quality, we are not the right builder for you.
Tell us what you need. We’ll tell you honestly if we’re a fit.
Two minutes. No commitment. We reply on WhatsApp.