What is BSP (basic sale price)?
Also called: BSP, basic price, base price, basic cost
Think of BSP as the price of the flat alone: the builder's per-sq-ft rate before location charges, parking, club fees, development charges, GST and registration. It is the headline figure in adverts but rarely the price you finally pay.
Builders quote the BSP because it is the smallest number on the cost sheet. A Greater Noida West project advertised at ₹7,500 per sq ft is quoting its basic rate. By the time preferential location charges, a covered parking slot, club membership, power backup, IFMS and GST are added, the effective rate is often 15% to 25% higher.
The area the BSP is multiplied by matters as much as the rate. NCR projects launched before RERA priced flats on super area, so a 1,450 sq ft super-area flat might hold only about 1,000 sq ft of carpet. RERA made carpet area the figure the agreement has to disclose, but some developers still advertise a rate on super area and convert only in the paperwork. Divide the total basic cost by the RERA carpet area and you can compare two projects fairly.
GST on an under-construction flat is charged at 5% without input tax credit, or 1% if the flat counts as affordable housing (carpet area up to 60 sq m in the six metro cities or 90 sq m elsewhere, and value up to ₹45 lakh). A ready flat with an occupancy certificate carries no GST. Stamp duty, on the other hand, is charged on the full agreement value, not just the BSP.
The BSP is also where negotiation happens. Discounts of ₹200 to ₹500 per sq ft come up in slow launches or at quarter-end, while add-on charges are usually presented as fixed. Ask for any discount to be applied to the BSP and written on the cost sheet. A 'free club membership' has a way of vanishing from the final demand.
A 900 sq ft carpet-area flat in Greater Noida West at a BSP of ₹10,000 per sq ft of carpet costs ₹90 lakh basic. Add ₹4.5 lakh PLC, ₹4 lakh parking and 5% GST on the lot, and the bill is about ₹1.03 crore before stamp duty.
Comparing projects on BSP alone. A lower rate quoted on super area can work out dearer per sq ft of carpet than a higher rate quoted on carpet area.
Questions people ask about BSP (basic sale price)
Does BSP include GST?
No. GST is added on top, at 5% for most under-construction flats and 1% for affordable ones. Ready flats with an OC attract no GST.
Is BSP negotiable?
Often, especially in slow-selling projects or late-stage inventory. Get the discount written against the BSP on a signed cost sheet rather than as a vague promise.