What Does G+1 Mean?
G+1 stands for Ground Floor + 1 Upper Floor. It's a two-storey residential building — the most common construction type in South Bengaluru for residential plots between 30×40 and 40×60 square feet. G+1 buildings in Bengaluru are typically designed for either:
- Owner-occupancy: Full house spread across two floors, 3–4 bedrooms total.
- Owner + rental: Owner on ground floor, tenant on first floor (extremely common in BTM, HSR, Electronic City areas).
- Pure investment: Both floors rented out for consistent rental income.
Important note: For BBMP purposes, G+1 means the building has a ground level plus one floor above. Stilt + G+1 (where parking is at stilt level) is counted differently and has separate FAR implications. This guide covers standard G+1 — ground floor built habitable area plus one habitable floor above.
Per Sq Ft Construction Rates in Bengaluru (2025–26)
| Grade | Rate / Sq Ft | What It Includes |
|---|---|---|
| Basic | ₹1,800–₹2,000 | Brick/RCC structure, cement flooring or basic vitrified tiles (₹40–60/sq ft), economy sanitary fittings, standard plaster, basic electrical points |
| Standard | ₹2,200–₹2,600 | Better RCC design, mid-range vitrified tiles (₹80–120/sq ft), Hindware/Cera fittings, textured/smooth wall finish, concealed wiring with MCB panel |
| Premium | ₹2,800–₹3,400 | High-grade tiles or marble (₹150–250/sq ft), Kohler/Jaquar/Duravit fittings, gypsum false ceiling, modular kitchen, 3-phase power |
| Luxury | ₹3,500–₹4,500+ | Full interior design, imported marble, smart home systems, premium cladding, landscaping |
These rates cover civil construction labour + materials only. They do not include architect fees, structural design fees, BBMP approval charges, compound wall, bore well, UGD connection, or electrical service connection — which are additional costs covered below.
G+1 Cost Breakdown for a 30×40 Plot
A 30×40 plot (1,200 sq ft) in Bengaluru typically yields a G+1 building with a total built-up area of 1,600–1,900 sq ft after BBMP setbacks (front 3 m, sides 1 m, rear 1.5 m). Here's a realistic itemised breakdown at Standard grade:
| Cost Head | Standard Grade | Notes |
|---|---|---|
| Civil construction (1,800 sq ft @ ₹2,400) | ₹43,20,000 | Labour + materials, both floors |
| Architect — floor plan + 3D elevation | ₹20,000 | HPB flat rate |
| Structural design | ₹40,000–₹60,000 | Licensed structural engineer |
| BBMP plan sanction fees | ₹35,000–₹55,000 | Based on built-up area |
| Compound wall (3 sides ~100 ft) | ₹2,00,000–₹3,00,000 | 9" brick wall, 5 ft height |
| Water sump + overhead tank | ₹80,000–₹1,20,000 | 5,000 + 2,000 litres capacity |
| Septic tank / UGD connection | ₹50,000–₹80,000 | If no UGD available: septic tank |
| Electrical service connection | ₹25,000–₹45,000 | BESCOM connection charges |
| Contingency (5%) | ₹2,50,000 | Material escalation buffer |
| Total (Standard Grade) | ₹51–₹56 Lakhs | Excluding land cost |
G+1 Cost Breakdown for a 40×60 Plot
| Cost Head | Standard Grade | Notes |
|---|---|---|
| Civil construction (2,800 sq ft @ ₹2,400) | ₹67,20,000 | Larger floor plate per level |
| Architect — floor plan + 3D elevation | ₹20,000 | HPB flat rate |
| Structural design | ₹60,000–₹90,000 | More complex for larger plot |
| BBMP plan sanction fees | ₹50,000–₹75,000 | Higher for larger built-up area |
| Compound wall (3 sides ~160 ft) | ₹3,00,000–₹4,50,000 | Larger perimeter |
| Water sump + overhead tank | ₹1,00,000–₹1,50,000 | Larger capacity needed |
| Septic tank / UGD connection | ₹60,000–₹90,000 | Larger capacity |
| Electrical service connection | ₹30,000–₹50,000 | 3-phase for larger home |
| Contingency (5%) | ₹4,00,000 | Material escalation buffer |
| Total (Standard Grade) | ₹78–₹88 Lakhs | Excluding land cost |
G+1 vs G+2: When to Go Higher
The marginal cost of adding one more floor (going from G+1 to G+2) is significantly lower than the initial construction cost, because the foundation, structural system, and common infrastructure are already paid for. In Bengaluru, the incremental cost for an additional floor is typically ₹1,400–₹1,800/sq ft — compared to ₹1,800–₹2,600/sq ft for the base structure.
If your plot and BBMP FAR allow G+2, and you're planning to rent out the property, the rental income from the additional floor often pays back the incremental construction cost within 6–9 years in South Bengaluru.
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Frequently Asked Questions
Building a G+1 house on a 30×40 plot in Bengaluru typically costs ₹45–₹75 lakhs in 2025–26, depending on finish quality. Standard grade costs around ₹51–₹56 lakhs including architect fees, structural design, BBMP approval, and compound wall — but excluding land cost.
At Home Planners & Builders, floor plan design starts at ₹10,000 and 3D elevation at ₹10,000. Structural design is quoted separately — typically ₹40,000–₹90,000 depending on plot size and complexity. The total for a complete drawing package is usually ₹70,000–₹1,50,000.
In 2025–26: basic quality ₹1,800–₹2,000/sq ft, standard quality ₹2,200–₹2,600/sq ft, premium finish ₹2,800–₹3,400/sq ft. These rates include material and labour. Architect fees, BBMP approval, and site development are additional.
BBMP plan sanction fees for a residential G+1 building typically range ₹35,000–₹75,000 depending on total built-up area and the architect's professional fee component. Additional charges include betterment levies if applicable, scrutiny fees, and Occupancy Certificate fees post-construction.
Yes. A 20×30 plot (600 sq ft) can accommodate a G+1 in Bengaluru, subject to BBMP setback compliance. After setbacks, the maximum built-up area per floor is typically 350–380 sq ft, giving ~700–760 sq ft total for G+1 — well-suited for a compact 2BHK + 1BHK configuration.
Related: G+2 Construction Cost Bengaluru · 30×40 House Plans · BBMP Plan Sanction Guide