Grey structure vs complete house: what you get and what it costs
What a grey structure includes, what finishing adds, and the 2026 cost of each for 5 marla, 10 marla and 1 kanal houses — in PKR.
Updated
Almost every house in Pakistan is built in two phases: the grey structure, then finishing. Contractors quote them separately, banks lend against them separately, and many families build the grey structure first and finish later as money allows. Knowing exactly where one ends and the other begins is the first step to reading a quote properly.
What a grey structure includes
- Excavation, foundation and plinth, including damp-proof course (DPC) and termite proofing.
- The frame: columns, beams and roof slabs (RCC), with all the steel and concrete.
- Brickwork for every wall, and plaster inside and out.
- Pipes and electrical conduits laid inside walls and slabs — but not the wiring, switches or fittings.
- Usually the staircase structure and the water tank, though some contractors list these separately.
In Lahore today a grey structure costs about Rs 2,715 – 3,597 per square foot with materials and labour.
What finishing adds
- Floors and wall tiles, marble or wood.
- Doors, windows, wardrobes and kitchen cabinets.
- Electrical wiring, switches, lights and the distribution board.
- Bathroom fittings, sanitary ware and the kitchen.
- Paint, polish, false ceilings and railings.
Finishing is where budgets run away. The structure costs roughly the same whoever builds it; finishing can cost two or three times more depending on the tiles, fittings and woodwork you choose.
Cost by plot size and finish
| Plot | Grey only | Economy | Standard | Premium |
|---|---|---|---|---|
| 5 marla | Rs 65.2 – 91.5 lakh | Rs 94.2 lakh – Rs 1.32 crore | Rs 1.07 – 1.52 crore | Rs 1.43 – 2.07 crore |
| 10 marla | Rs 1.14 – 1.56 crore | Rs 1.65 – 2.27 crore | Rs 1.89 – 2.63 crore | Rs 2.52 – 3.62 crore |
| 1 kanal | Rs 1.97 – 2.68 crore | Rs 2.87 – 3.93 crore | Rs 3.29 – 4.55 crore | Rs 4.39 – 6.28 crore |
Plan the finishing budget before you pour the foundation. A grey structure that sits unfinished for two years costs more in the end — prices rise, and the structure needs repairs before finishing can start.