What is all-inclusive price?
Also called: AIP, all-in price, all inclusive cost, package price
An all-inclusive price bundles the basic price with the builder's add-ons, such as PLC, parking, club membership and development charges, into one figure. It almost never includes stamp duty and registration, and often leaves out GST, deposits and connection charges.
Builders in Bengaluru and Hyderabad took to advertising all-inclusive prices partly because buyers had tired of cost sheets that ran to fifteen lines. A figure like '₹1.25 crore all-inclusive' for a 3 BHK sounds final. It usually isn't. 'All-inclusive' has no legal definition, and each developer draws the line wherever it likes.
The items most often left out are the ones due at possession or payable to the government. Stamp duty and registration go to the state, not the builder, and come to 6% to 8% of the value in most states. In Karnataka, stamp duty with cess and surcharge is 5.6% for flats above ₹45 lakh, and the registration fee went up to 2% from 31 August 2025, so the pair adds 7.6%. GST may or may not be in the bundle; at 5% on a ₹1.25 crore flat that's a difference of over ₹6 lakh. Corpus or maintenance deposits, advance maintenance, electricity deposits and khata transfer costs are also commonly outside it.
Treat the headline as a starting point. Ask the builder to write on the cost sheet 'price inclusive of' followed by one list and 'exclusive of' followed by another. The second list is the one that matters, and a developer confident of its pricing will produce it without fuss.
There's a stamp duty angle too. Duty is charged on the consideration in the agreement, and if refundable deposits are folded into a single all-in figure, the sub-registrar may treat the whole amount as price. Where deposits are bundled, ask for them to be shown separately so you don't pay duty on money that is supposed to come back.
A Whitefield project advertises a 3 BHK at ₹1.4 crore all-inclusive, covering BSP, parking, club and GST. Stamp duty at 5.6% and registration at 2% add about ₹10.6 lakh, and a ₹1.5 lakh corpus fund is collected at possession.
Taking 'all-inclusive' at face value. Get a written list of exclusions; stamp duty, registration and deposits alone can add 8% to 10%.
Questions people ask about all-inclusive price
Does all-inclusive price include GST?
Sometimes. It depends on the builder, so check the inclusions in writing. For an under-construction flat, 5% GST is a large sum to leave to assumption.
Does all-inclusive price include stamp duty and registration?
Almost never. Those are paid by the buyer directly to the state at registration, on top of the builder's price.