House construction, grey to turnkey.
Tiwas Builders builds homes, plazas and commercial buildings across Islamabad and Rawalpindi. One team handles the structure, the finishing and the paperwork, on a written fixed-price contract with milestone payments.
How much does house construction cost in Islamabad and Rawalpindi?
In October 2026, grey structure construction costs about PKR 3,000–3,600 per sq ft of covered area, and a complete turnkey house costs about PKR 5,500–7,000 per sq ft at standard finish, PKR 7,000–9,500 at premium and PKR 10,000–14,000 at luxury finish. A 10 marla double-storey house (about 3,600 sq ft covered) comes to roughly PKR 2–2.5 crore turnkey at standard finish. These rates are for Bahria Town, Gulberg and Park View; DHA and Islamabad sectors cost a little more, Rawalpindi city a little less.
Rates are quoted per square foot of covered area — the total built floor space across all storeys — not the plot size. Use the cost calculator for your exact plot, or read the full 2026 construction cost guide for material prices and hidden costs.
Grey structure vs turnkey construction
Grey structure is the complete structural shell of the building. Turnkey means we hand over a finished, liveable home and you get the keys.
| Package | PKR / sq ft | What is included |
|---|---|---|
| Grey structure | 3,000–3,600 | Foundation and RCC frame, brickwork and plaster, roof slabs and waterproofing, concealed plumbing and electrical conduits, engineer site supervision |
| Standard | 5,500–7,000 | Everything in grey structure, plus quality local tiles and fittings, standard paint, wooden doors, fitted kitchen and bathrooms, electrical wiring and fixtures |
| Premium | 7,000–9,500 | Porcelain or imported tiles, branded sanitary ware, false ceilings and a modern fitted kitchen |
| Luxury | 10,000–14,000 | Marble or granite, designer and smart lighting, custom woodwork |
A basement is priced separately at about PKR 4,000–4,800 per sq ft for grey works.
Construction cost by plot size
Double-storey house at Bahria Town / Gulberg / Park View rates, October 2026:
| Plot | Covered area | Grey structure | Turnkey (standard) | Turnkey time |
|---|---|---|---|---|
| 5 Marla | ~2,050 sq ft | PKR 61–74 lakh | PKR 1.13–1.44 crore | 8–11 months |
| 7 Marla | ~2,700 sq ft | PKR 81–97 lakh | PKR 1.49–1.89 crore | 9–12 months |
| 10 Marla | ~3,600 sq ft | PKR 1.08–1.30 crore | PKR 1.98–2.52 crore | 10–14 months |
| 1 Kanal | ~6,300 sq ft | PKR 1.89–2.27 crore | PKR 3.46–4.41 crore | 12–18 months |
Covered areas assume typical society bylaws. These figures are indicative; your final price is fixed in a written contract after we see your plot, drawings and finish choices. Budget another 10–20% for costs outside construction, such as drawings, approvals and utility connections.
How we build, from consultation to keys
- Consult — we visit your plot and understand your needs, style and budget.
- Design & estimate — drawings, 3D elevations and a detailed, itemised cost estimate. See architecture and 3D elevations.
- Build — supervised construction with quality checks and regular site updates.
- Hand over — final finishing, a joint inspection and the keys to your new space.
Why clients choose Tiwas Builders
- PEC registered company; ISO 9001 and ISO 14001 qualified
- Written fixed-price contracts and milestone payments
- Transparent, itemised quotations with no hidden costs
- One accountable team for design, construction and finishing
- Free first consultation and estimate
Construction questions, answered.
About PKR 3,000–3,600 per sq ft of covered area in Bahria Town, Gulberg and Park View. DHA is about PKR 3,150–3,800, Islamabad F and E sectors about PKR 3,300–3,950, and Rawalpindi city about PKR 2,700–3,250.
A double-storey turnkey house takes about 8–11 months on 5 marla, 10–14 months on 10 marla and 12–18 months on 1 kanal. The grey structure alone takes about 3–6 months on plots up to 10 marla.
Yes. After design and estimate, we fix the price in a written contract before work starts, and you pay in milestones as the work progresses.
Yes. Along with houses, we build plazas and commercial buildings in Islamabad and Rawalpindi, from grey structure to full finishing.
We work across Islamabad and Rawalpindi, including Bahria Town, DHA, Islamabad sectors and Rawalpindi city.
Yes. We visit your plot, discuss your plans and give you a free cost estimate. Call or WhatsApp 0300-3999675.