What is cost sheet?
Also called: price sheet, costing sheet, price breakup, price list
Ask for the cost sheet before you book: it is the builder's itemised breakup of what one specific flat will cost, from the basic price and location charges to parking, club fees, development charges, deposits and taxes.
Sales teams hand out cost sheets on a single printed page, often with the unit number filled in by hand. Read it from the bottom up. The total at the foot of the page is what you compare between projects, and the lines above it tell you where the money goes. A fairly complete sheet for a Gurugram flat will show BSP, PLC, EDC and IDC (the external and internal development charges Haryana collects through its Town and Country Planning Department), covered parking, club membership, power backup per kVA, IFMS, advance maintenance, GST, and a note on stamp duty and registration.
The gaps matter more than the lines. Look for charges that surface only at possession: electricity and water connections, piped gas, sewerage, meters, documentation fees and an 'administrative charge' for executing the sale deed. On a ₹1 crore flat these can add ₹2 lakh to ₹4 lakh. If the sheet says 'other charges as applicable', ask for the list and an estimate in writing.
A cost sheet on its own isn't a contract. What binds the builder is the allotment letter and the agreement for sale. So the sheet you negotiated should be signed, stamped and attached to the application form, and every figure should match the payment schedule in the agreement. Under RERA the agreement has to set out the price and the payment schedule, and a builder can't later demand charges the agreement doesn't provide for.
Two cost sheets from the same project a week apart can differ. Prices move, offers lapse and some sales staff add discounts at their own discretion. Date every sheet you collect.
A cost sheet for a 1,650 sq ft flat in Gurugram shows BSP ₹1.49 crore, PLC ₹4.1 lakh, EDC/IDC ₹6.2 lakh, parking ₹5 lakh, club ₹2.5 lakh and IFMS ₹1.65 lakh. With 5% GST on the taxable items, the total is about ₹1.77 crore before stamp duty, roughly 19% above the BSP.
Relying on an unsigned cost sheet. If it isn't signed, dated and attached to the application or agreement, the builder can later call it an estimate.
Questions people ask about cost sheet
Is a cost sheet legally binding?
Not by itself. It becomes enforceable when its figures are carried into the signed allotment letter and the agreement for sale.
Does the cost sheet include stamp duty?
Usually not. Stamp duty and registration are paid to the state and are often shown only as a note, so add them separately.