Grey Structure Cost Calculator (2026) | 5 Marla, 10 Marla, 1 Kanal and 2 Kanal House
Get practical grey structure estimates for 5 Marla, 10 Marla, 1 Kanal and 2 Kanal homes in Lahore, Islamabad and Rawalpindi, with the grey structure rate per square foot in Pakistan reviewed for Q4 2026, clear inclusions, the labour share, DHA stage requirements and BOQ guidance for accurate budgeting.
Grey Structure Cost Calculator
Estimate a planning range for grey structure in Lahore, Islamabad and Rawalpindi from your city, society, plot size, covered area, basement and specification. Basement is priced on its own rate.
Lahore, StandardPKR 3,300 / sq ft
Islamabad and Rawalpindi, StandardPKR 3,500 / sq ft
Site labour, LahorePKR 650 to 850 / sq ft
Construction Cost Breakdown
How the grey structure budget divides across work packages, at the planning range above. The split moves with foundation type and structural system, so treat it as an allocation guide rather than a bill of quantities.
| Work package | Share | Indicative range |
|---|---|---|
| RCC frame, slabs and staircase | 34% | PKR 63.6 Lakh to PKR 68.8 Lakh |
| Substructure and plinth | 18% | PKR 33.6 Lakh to PKR 36.4 Lakh |
| Masonry, lintels and sun shades | 16% | PKR 29.9 Lakh to PKR 32.4 Lakh |
| Plaster and roof treatment | 14% | PKR 26.2 Lakh to PKR 28.3 Lakh |
| Embedded services | 10% | PKR 18.7 Lakh to PKR 20.2 Lakh |
| Site establishment and supervision | 8% | PKR 15.0 Lakh to PKR 16.2 Lakh |
| Material | Indicative quantity |
|---|---|
| Cement, 50 kg bags | 2,240 to 2,600 |
| Steel (sarya), Grade 60 | 16.5 to 21.2 tonnes |
| Bricks, first class | 112,000 to 130,000 |
| Sand | 6,500 to 7,650 cft |
| Crush (bajri) | 4,450 to 5,300 cft |
Site labour inside this estimate: PKR 650 to PKR 850 per sq ft of covered area above ground, about 20% to 26% of the rate shown. The labour rate follows the contractor's experience, staff and equipment rather than the specification.
Basement is not included. The estimate assumes a conventional residential RCC frame and masonry grey structure on ground and first floor with a mumty, at typical design complexity.
Disclaimer: Grey structure cost depends on the architectural and structural design, soil and site conditions, authority requirements, procurement timing, construction period, cashflow, workmanship and supervision. It excludes finishing, design fees, approvals, utility connections, boundary wall and external works. Rates reviewed Q4 2026. A planning estimate, not a quotation.
Scope
Stop at grey, or build complete?
Grey structure suits owners who will run their own finishing team. If you will not be on site regularly, complete construction usually fits better.
Who will manage the finishing decides the scope.
Grey Structure Rate Per Square Foot in Pakistan
At Standard (A-grade) specification, grey structure plans at PKR 3,300 per square foot of covered area in Lahore and PKR 3,500 in Islamabad and Rawalpindi. In DHA Lahore it is PKR 3,500 and in DHA Islamabad PKR 3,710. Basement is priced on its own rate, from PKR 4,000 per square foot of basement area. Figures cover materials and site labour on a 1 Kanal reference plot. Rates reviewed Q4 2026.
Grey structure, above ground
| Location | Essential | Standard (A-grade) | Premium | Luxury |
|---|---|---|---|---|
| DHA Lahore | 3,180 | 3,500 | 3,920 | 4,240 |
| DHA Islamabad | 3,390 | 3,710 | 4,130 | 4,450 |
| Lahore | 3,000 | 3,300 | 3,700 | 4,000 |
| Islamabad and Rawalpindi | 3,200 | 3,500 | 3,900 | 4,200 |
Basement grey works
| Location | Essential | Standard (A-grade) | Premium | Luxury |
|---|---|---|---|---|
| DHA Lahore | 4,240 | 4,560 | 4,770 | 4,980 |
| DHA Islamabad | 4,450 | 4,770 | 4,980 | 5,190 |
| Lahore | 4,000 | 4,300 | 4,500 | 4,700 |
| Islamabad and Rawalpindi | 4,200 | 4,500 | 4,700 | 4,900 |
Why Islamabad and Rawalpindi cost more than Lahore
The twin cities run PKR 200 per square foot above Lahore on grey structure and basement. Sub soil in much of Islamabad and Rawalpindi is mixed and in places rocky, so excavation is slower and foundations work harder, and the material basket costs more to land on site. A rate that puts Islamabad below Lahore has not been tested against a site in either city.
Why DHA costs 6% more
A compliance cost, not a market premium. DHA verifies construction against its approved drawing at five stages, four of them inside grey structure, so the on site adjustment that absorbs cost in other societies is not available. The 6% applies to materials, labour and basement alike. The inspections are explained further down this page.
Every rate here comes from the same model as the calculator above and the house construction cost page, so grey structure plus finishing equals a complete house by construction. Planning figures, not a quotation.
Next step
Turn the estimate into a quote.
A grey structure rate is a planning range. A quote you can hold comes from approved drawings and a bill of quantities. Tell us where you are and we start from there.
Tap where you are to see what comes next.
What's Included in Grey Structure
The checklist Avenir Developments uses on grey structure in Lahore, Islamabad and Rawalpindi, aligned to architectural and structural drawings and to typical housing authority practice. Compare any quotation against it line by line.
Site Preparation & Excavation
- Plot levelling and layout marking as per architectural and structural drawings.
- Water boring, if required by site conditions.
- Excavation for foundations to the structural drawings.
- PCC base, compaction and levelling for a stable foundation bed.
Pest Control & Initial Protection
- Termite proofing for all underground works.
- Seepage control on the base slab with approved waterproofing compounds.
- Ground floor termite treatment before PCC filling.
Foundation & Structural Work
- Damp proof course, then earth filling and compaction to plinth level.
- First class brick masonry to all floors.
- Steel reinforced RCC columns, beams and slabs as per structural drawings.
- Steel door frames (jisti), 14 gauge at Standard, with anti corrosive treatment; lintels and sun shade projections.
External & Internal Grey Finishes
- Front elevation shaped as per approved architectural and 3D drawings.
- Cement plaster on external and internal walls. Ceiling plaster is usually excluded where a false ceiling is planned.
- Staircase construction up to plaster level.
Plumbing, Sanitation & Utilities
- Underground sewerage piping (CI) for baths, kitchens and waste outlets.
- PPRC internal piping for hot and cold water and gas.
- Electrical conduits as per approved layouts.
Floor, Roof & Boundary Works
- RCC floor slabs with water levelling as per design.
- Roof insulation and protection (plastic sheet, coal tar and tiles) for heat and weather.
- Window safety grills, with finishing excluded.
- Boundary wall with gate columns, built with the grey structure and priced separately per running foot.
- External PCC flooring including ramp and walkway.
Outside the per square foot rate
- All finishing: flooring, tiling, paint, ceilings, joinery and wardrobes
- Wiring, cabling, distribution boards, switches, lights and fans
- Sanitary ware, taps, fittings and the kitchen
- Windows, glazing and door shutters
- Fire alarm and CCTV systems, including their conduits and fire resistant cable
- Boundary wall and gate columns, priced per running foot
- Main gate, driveway, landscaping and external works
- Architectural, structural and MEP design fees
- Authority and society approval charges and utility connections
- Basement, unless entered separately in the calculator
Estimating Grey Structure Cost Per Square Foot
At Standard specification, typical design complexity and no basement, grey structure for a 5 Marla house in Lahore is PKR 57.6 to 67.2 Lakh, a 10 Marla house PKR 98.0 Lakh to 1.11 Crore and a 1 Kanal house PKR 1.82 to 2.08 Crore. The larger the plot, the higher the rate per square foot, because longer spans need thicker slabs, deeper beams and more steel.
Plots drawn to the same scale at 225 sq ft per Marla. Standard (A-grade) specification, no basement, rates reviewed Q4 2026.20 ft
-
5 Marla
1,125 sq ft plot1,800 to 2,100 sq ft covered- Lahore, grey structure
- PKR 57.6 Lakhto 67.2 Lakh
- PKR 3,200 per sq ft3% below the 1 Kanal rate
- DHA Lahore
- PKR 61.1 to 71.3 Lakh
- Islamabad
- PKR 61.1 to 71.3 Lakh
- Build time, complete house
- 5 to 6 months
-
8 Marla
1,800 sq ft plot2,600 to 3,000 sq ft covered- Lahore, grey structure
- PKR 84.1 Lakhto 97.0 Lakh
- PKR 3,230 per sq ft2% below the 1 Kanal rate
- DHA Lahore
- PKR 89.1 Lakh to PKR 1.03 Crore
- Islamabad
- PKR 89.2 Lakh to PKR 1.03 Crore
- Build time, complete house
- 6 to 7 months
-
10 Marla
2,250 sq ft plot3,000 to 3,400 sq ft covered- Lahore, grey structure
- PKR 98.0 Lakhto 1.11 Crore
- PKR 3,270 per sq ft1% below the 1 Kanal rate
- DHA Lahore
- PKR 1.04 to 1.18 Crore
- Islamabad
- PKR 1.04 to 1.18 Crore
- Build time, complete house
- 6 to 7 months
-
1 Kanal
4,500 sq ft plot5,500 to 6,300 sq ft covered- Lahore, grey structure
- PKR 1.82 Croreto 2.08 Crore
- PKR 3,300 per sq ftThe reference rate
- DHA Lahore
- PKR 1.92 to 2.20 Crore
- Islamabad
- PKR 1.93 to 2.21 Crore
- Build time, complete house
- 11 to 12 months
-
2 Kanal
9,000 sq ft plot10,000 to 11,500 sq ft covered- Lahore, grey structure
- PKR 3.43 Croreto 3.95 Crore
- PKR 3,430 per sq ft4% above the 1 Kanal rate
- DHA Lahore
- PKR 3.64 to 4.18 Crore
- Islamabad
- PKR 3.64 to 4.19 Crore
- Build time, complete house
- 15 to 16 months
A rate per square foot
- Use it for
- Budgeting before drawings exist
- How precise
- A planning band of plus or minus 4%
- What it needs
- Plot size, covered area, city and specification
A bill of quantities (BOQ)
- Use it for
- Pricing your house and comparing quotations line by line
- How precise
- Every bag of cement, tonne of steel and cubic foot of concrete, measured
- What it needs
- Architectural and structural drawings
Next step
Turn the estimate into a quote.
A grey structure rate is a planning range. A quote you can hold comes from approved drawings and a bill of quantities. Tell us where you are and we start from there.
Tap where you are to see what comes next.
Grey Structure Labour Rate in Lahore and Islamabad
Many people pricing a grey structure are really asking one question: what is the labour rate if I buy the materials myself. It deserves a straight answer before the caveats.
| Location | Labour rate per sq ft | Share of the grey structure rate at Standard |
|---|---|---|
| Lahore | PKR 650 to 850 | 20% to 26% |
| DHA Lahore | PKR 690 to 900 | 20% to 26% |
| Islamabad and Rawalpindi | PKR 800 to 1,000 | 23% to 29% |
| DHA Islamabad | PKR 850 to 1,060 | 23% to 29% |
Islamabad and Rawalpindi run about PKR 150 per square foot above Lahore on labour. DHA adds 6%, because building to the approved drawing through five stage inspections costs the labour contractor more in supervision and rework. The rate covers excavation, steel fixing, shuttering, concreting, masonry, plaster, the plumbing and electrical rough in, roof treatment and curing.
What decides where a contractor sits in the band
- Years of experience, and the projects actually in their portfolio
- Whether they employ qualified technical staff, or a foreman and nobody else
- How much supervision they put on site, and at what level
- Whether they own their tools, plant and equipment, or hire everything in
A contractor who owns shuttering, mixers, vibrators and scaffolding is not passing hire charges through your project, and the plant is there when the programme needs it rather than when a rental yard can spare it.
Why a quoted labour rate is rarely comparable
- Scaffolding, shuttering timber and plant may sit inside the rate or outside it
- Curing is labour with no visible product, so it is the first thing a cheap rate drops
- Wastage on materials you bought is your loss, not the contractor's
- Supervision is often absent, which is usually where the saving comes from
- Rework is billed again, and on a structure rework is the expensive kind
How Avenir works
Avenir does not take labour only grey structure contracts. We build on a material plus labour, turnkey or managed basis, because structural quality depends on controlling procurement, sequencing and supervision together, and we will not be accountable for a structure whose steel and concrete we did not specify and inspect.
If a labour only arrangement is what you want, a local contractor is the right partner for it. If you want one party accountable for the whole structure, that is us.
Buying your own materials can save money if you have time to procure well, somewhere safe to store, and someone competent on site every day. Without all three, the saving usually goes back out in wastage, rework and a programme that runs long.
What Is Grey Structure in Pakistan?
Grey structure, also written gray structure, is the structural shell of a house before finishing: foundations, the RCC frame, walls, roof slabs and the services embedded in them. It decides strength, durability and long term repair costs. Finishing can be upgraded later. Structure is expensive to fix, so this stage must be specified correctly.
Foundation & Earthwork
About 18%, roughly PKR 590 per sq ftLayout, excavation, PCC bed, foundations to the structural drawings, anti termite treatment, damp proof course, and earth filling and compaction to plinth level. Soil decides the foundation type, so this is the package a geotechnical report affects most.
Brickwork, Concrete & Slabs
About 50%, roughly PKR 1,650 per sq ftRCC columns, beams, roof slabs (lanter) and staircase at 34%, and first class brick masonry, lintels and sun shades at 16%. Steel (sarya), cement, crush (bajri) and shuttering all sit here, which is why steel and cement price moves hit this package hardest.
Plaster, Roof & Services
About 24%, roughly PKR 790 per sq ftInternal and external plaster with roof insulation and waterproofing at 14%, and underground sewerage, water and gas piping and electrical conduits at 10%. The pipes and conduits are buried at this stage. Wiring and fittings are finishing.
Shares of the grey structure cost at the Lahore Standard rate of PKR 3,300 per sq ft, Q4 2026. The remaining 8%, about PKR 260 per sq ft, is site establishment and full time supervision.
DHA Stage Inspections and What They Do to Grey Structure Cost
DHA construction runs 6% above other societies on grey structure materials, labour and basement. That is a compliance cost and it is measurable. The detail below is from the DHA Construction and Development Regulations 2026, April 2026 edition, for DHA Lahore.
The point most owners miss. Regulation 45 places construction supervision and quality assurance solely on the owner and the architects and engineers they appoint. DHA verifies that what you built matches the drawing it approved. It does not test your concrete, check your steel or grade your workmanship.
So the quality assurance that protects the structure sits in your budget, not DHA's: cube testing, steel checks, level and alignment control, curing discipline and a supervisor who is actually on site. Those are exactly the costs a very low per square foot rate has removed.
Five compulsory verification stages
Regulation 18 requires construction to be verified at five points. Four fall inside grey structure.
- Layout complete, before work starts
- Main building up to DPC level
- First floor structure, 1 ft above the ground floor slab
- Post grey structure
- Final completion, before occupation
Regulation 29 adds a sixth: boundary walls must be checked at ground level before the main building starts.
What non compliance costs
Regulation 19 lets DHA inspect without notice at any time. If work does not match the approved drawing, DHA can stop the work, disconnect water and sewerage, levy violation charges and order the construction demolished at the owner's cost.
The exposure in DHA is demolition and rebuild, not a fine. That is why the drawing has to be right before anyone digs, and why the labour contractor carries more supervision and rework cost here than elsewhere.
Rules that change quantities
- Living room ceilings not less than 9 ft 6 in, Regulation 32
- Plinth 1 ft 6 in to 3 ft 6 in above road crown, up to 5 ft 6 in on 1 Kanal and above, Regulation 28
- Underground and overhead water tanks, Regulation 36, and a septic tank, Regulation 12
- Original geotechnical report, valid one year, Regulation 14
- Excavator permission with a refundable PKR 100,000 security, Regulation 68
- Building complete within two years of drawing approval, Regulation 17
Source: DHA Construction and Development Regulations 2026, Defence Housing Authority Lahore, edition published 20 April 2026, regulations 12, 14, 17, 18, 19, 28, 29, 32, 36, 45 and 68. DHA Islamabad and Rawalpindi operates under its own instrument, so confirm the equivalents for your phase. DHA amends these regulations from time to time; check the current edition before acting.
Q3 2026 Cost Intelligence
The Anatomy of Construction Costs in Pakistan
A practical guide to current residential construction benchmarks, the forces changing quotations, and how the budget normally divides between structure, services and finishes.
Current Q3 2026 Cost Benchmarks
Use ranges for initial planning—not one fixed square-foot rate. Structural design, covered area, soil conditions and specifications materially affect the final cost.
Grey Structure
Standard residential benchmark
Typical planning band for above-ground residential grey structure with materials and labour.
Complete Construction
Standard practical finish
Indicative range for grey structure plus locally sourced, coordinated standard finishing.
Premium Construction
Higher finish and MEP specification
Imported finishes, bespoke joinery, façade systems and larger MEP loads can move projects above this range.
How Cost Pressure Has Changed
This index shows relative construction-cost pressure instead of presenting historical quotations as directly comparable fixed rates. The 2020 market is used as the base index of 100.
Why an index is more responsible
Historical square-foot quotations often use different scopes, material qualities and definitions of “complete construction.” The index communicates direction without implying that unrelated quotations are perfectly comparable.
What Is Moving Construction Costs?
Most material changes between an early budget and a contractor’s detailed quotation can be traced to four interconnected factors.
Currency & Imports
Imported sanitaryware, hardware, lighting, HVAC equipment, elevators and specialist finishes remain sensitive to exchange rates and shipping costs.
Energy & Freight
Cement, steel, bricks, glass and transported aggregates all carry embedded power, fuel and logistics costs.
Design Complexity
Basements, long structural spans, double-height spaces, retaining walls, façade projections and difficult sites increase material quantities and labour time.
Finish & MEP Brief
Kitchens, wardrobes, sanitary fittings, tiles, glazing, electrical loads, cooling systems and automation can change finishing costs by several multiples.
Where the Construction Budget Goes
The grey structure cost does not rise as quickly as the finish allowance. As specifications improve, finishing and building services consume a progressively larger share of the total budget.
Controlled specification
Budget-Conscious Build
Local materials, simpler joinery and carefully controlled selections keep structure as the larger cost component.
Higher specification
Premium Build
Bespoke interiors, imported items, specialist façades and larger services allowances shift the majority of expenditure to finishes.
What is normally included in grey structure?
Figures are approximate
The displayed rates and allocations are indicative Q3 2026 planning ranges, not a quotation. They assume a conventional above-ground residential project. Basements, abnormal soil, dewatering, retaining structures, piling, authority charges, design fees, utility connections and unusually complex architecture require separate assessment. Contact Avenir for a project-specific BOQ and quotation.
Compare like for like
Check the scope behind the rate.
Two quotes at the same rate per square foot can cover very different work. Tick what yours includes in writing, and the drawing shows what is still open.
Tick what your quote includes to see what is still open.
grey structure cost
FAQs
Standard A‑grade homes often fall between PKR 2,800 and 3,450 per sq ft, depending on drawings, soil investigation results and .
Standard A‑grade homes often fall between PKR 2,650 and 3,400 per sq ft; basement and soil can increase cost.
Scaling up, a 10 Marla house (approx. 3200-3500 sq ft covered area) could see grey structure costs ranging from roughly PKR 8.3 Million to PKR 11.5 Million+ (83 Lacs to 1.15 Crore+) in Lahore during February 2026, subject to specifications.
Often excluded in per‑sq‑ft quotes. Confirm included vs excluded scope in writing before comparing rates.
Yes, Avenir Developments are experts in building grey structures in DHA Lahore and DHA Islamabad. Share your plot location and drawings on WhatsApp for scope confirmation and a BOQ-based estimate.
Foundation, RCC frame, masonry, slabs and embedded services. Optional items must be confirmed separately.
Send plot location, covered area, basement requirement and drawings. BOQ-based estimation is the most accurate.
