How Your Flat's Base Price Becomes the Final Agreement Value

Published On: 6 August 2026

Builders quote a low number first. This is called the Base Selling Price, or BSP. Your real cost is usually 15% to 25% higher than this number. The gap comes from builder add-ons like floor rise fees and parking charges. It also comes from government charges like GST, stamp duty and registration fees. Knowing this gap helps you plan your loan and your budget the right way. This guide breaks down each cost step by step, using real numbers from in East Bangalore.

The Three Stages of Your Flat's Final Cost

Stage	Name	What It Covers
Stage 1	Base Selling Price (BSP)	Flat size multiplied by the rate per sq ft
Stage 2	Total Agreement Value	Base price plus floor rise, PLC, parking, and amenity fees
Stage 3	Final All-In Cost	Agreement value plus GST, stamp duty, registration, and other charges

Stage 1: What Is the Base Selling Price?

The base price is the starting cost of your flat. You get this number by multiplying the flat's area by the rate per sq ft.

Base Price = Area (sq ft) x Rate per sq ft

At Brigade Granada, the base rate is ₹12,083 per sq ft. A 2.5 BHK unit of about 1,200 sq ft works out to close to ₹1.45 Crore. This is the starting figure builders quote first. Your final cost will always be higher than this number.

Stage 2: What Builder Charges Get Added to the Base Price?

Builders add a few fixed charges on top of the base price. These charges depend on the exact flat you pick.

Floor Rise Fee: Higher floors cost more. Builders often charge ₹20 to ₹100 extra per sq ft for floors above the 5th level.
Preferential Location Charge (PLC): You pay extra for a better view or position, such as a garden-facing or pool-facing unit.
Car Parking Fee: A covered parking slot usually costs between ₹3 Lakh and ₹6 Lakh.
Clubhouse and Amenity Fee: A one-time charge to use shared spaces like the gym, pool, and sports courts.
Utility Setup Fee: Covers your electricity connection, water supply, and drainage setup.

Add these charges to the base price, and you get the Total Agreement Value. This is the number that appears on your sale agreement.

Agreement Value = Base Price + Floor Rise + PLC + Parking + Amenity Fee

Stage 3: What Taxes Apply After the Agreement Value?

Two government charges come next: GST and stamp duty with registration.

GST on your flat depends on its price and size. Regular flats above ₹45 Lakh attract 5% GST. Affordable flats up to ₹45 Lakh, with a carpet area under 60 sq metres in metro cities, attract only 1% GST. Ready flats with a Completion Certificate carry no GST at all. Brigade Granada's prices start above ₹45 Lakh, so the 5% rate applies here.

Stamp duty and registration are separate state charges. Karnataka uses a slab system for stamp duty. It is 2% for flats under ₹20 Lakh, 3% for ₹20 to ₹45 Lakh and 5% for anything above ₹45 Lakh. Registration charges moved up to 2% of the property value in August 2025, doubling from the older 1% rate. Many older guides still quote 1%, so check this carefully before you budget. A cess of around 10% on the stamp duty amount may also apply, depending on your local body limits.

If your flat costs more than ₹50 Lakh, you must also deduct 1% TDS from the payment. This amount goes directly to the Income Tax Department, not to the builder.

Costs You Pay Just Before Possession

Advance Maintenance: Builders usually collect 1 to 2 years of maintenance money upfront.
Corpus Fund: A one-time deposit kept aside for future building repairs.
Legal Fees: Charges for a lawyer to check your documents and draft the agreement, usually ₹25,000 to ₹50,000.

Sample Cost Sheet: 2.5 BHK at Brigade Granada

Cost Component	Type	Approx. Amount
Base Price (~1,200 sq ft @ ₹12,083/sq ft)	Base Cost	₹1,45,00,000
Floor Rise Fee	Builder Fee	₹1,80,000
PLC (Garden View)	Builder Fee	₹3,00,000
Car Parking (1 Covered Slot)	Builder Fee	₹4,00,000
Clubhouse and Utility Setup	Builder Fee	₹3,50,000
Subtotal: Agreement Value	Agreement Base	₹1,57,30,000
GST @ 5%	Government Tax	₹7,86,500
Stamp Duty @ 5%	Government Tax	₹7,86,500
Registration @ 2%	Government Tax	₹3,14,600
Cess @ 10% of Stamp Duty	Government Tax	₹78,650
Legal and Documentation Fees	Office Fee	₹40,000
Advance Maintenance and Corpus Fund	Move-In Deposit	₹2,50,000
Total All-In Cost	Final Payment	₹1,79,86,250

This example shows a jump of close to 24% over the base price. That sits right inside the 15% to 25% range you should expect on most flats.

Brigade Granada: Price Overview

Brigade Granada sits on Whitefield-Hoskote Road in East Bangalore. The pre-launch township spans 20 acres across 14 towers with over 2,000 homes. The base rate stands at ₹12,083 per sq ft.

2.5 BHK homes start from ₹1.45 Crore.
3 BHK homes start from ₹2.12 Crore.
4 BHK homes start from ₹3.15 Crore.

The payment plan follows a 20:20:60 structure. You pay 20% at booking, 20% when the superstructure is complete and the remaining 60% at possession. This spreads your payments across the build timeline instead of asking for a large sum upfront.

What This Means When You Budget for Your Flat

The quoted base price is only your starting point, not your final cost. Builder charges, GST, stamp duty and registration together can push your real cost up by a quarter or more. Karnataka's move to a 2% registration fee in 2025 makes this gap even more important to plan for. Before you sign anything, ask your builder for a full cost sheet that lists every charge by name. That single document will save you from any surprise at the time of possession.

FAQs

1. What is the difference between base price and agreement value?

The base price covers only the flat's built up area. The agreement value adds builder charges like parking, floor rise, and clubhouse fees on top of that base number.

2. Is GST charged on the base price or the full agreement value?

GST applies to the total agreement value, not just the base price. This includes the floor rise, PLC and other builder charges bundled into your sale price.

3. Do ready-to-move-in flats attract GST?

No. Once a builder gets a Completion Certificate or Occupancy Certificate, the flat counts as immovable property. GST does not apply, though stamp duty and registration still do.

4. Is car parking included in the base flat price?

No, in most projects, parking is a separate charge. It typically adds ₹3 Lakh to ₹6 Lakh on top of your base price.

5. How much extra should I budget over the base price?

Set aside 15% to 25% above the quoted base price. This covers builder add-ons, GST, stamp duty, registration, and possession-time deposits.

6. Can a home loan cover stamp duty and registration?

Most banks do not include stamp duty and registration in your home loan. You usually need to pay these charges from your own funds at the time of registration.