House construction stages: how long it takes and when you need the money

The stages of building a house in Pakistan, how many months each takes, and a month-by-month cash plan for a 5 marla house.

Updated

The total cost of a house is one question. The harder one is when you need the money. Construction spending is lumpy: the structure months eat cash fast, and finishing comes in large payments to different trades. Plan the timing, not just the total.

The stages

  1. Approvals and site preparation: map approval from your society or development authority, soil test, demarcation and a temporary connection for water and power.
  2. Foundation and plinth: excavation, foundation, DPC and termite proofing, back-filling.
  3. Structure: columns, brickwork and roof slabs, floor by floor. Slabs need curing time before the next floor goes up.
  4. Plaster, pipes and conduits: inside and outside plaster, plus the pipes and conduits that go inside walls. The boundary wall usually happens here too.
  5. Finishing, first half: flooring, tiling, plumbing and electrical wiring.
  6. Finishing, second half: doors, wardrobes, kitchen, windows, paint and polish.
  7. Utility connections and handover: permanent electricity, gas, water and sewer connections, then completion certificates where required.

How long it takes

PlotMonthsAll-in cost
5 marla11Rs 1.07 – 1.52 crore
10 marla13Rs 1.89 – 2.63 crore
1 kanal15Rs 3.29 – 4.55 crore
Double storey, standard finish, including a month for approvals.

Month-by-month cash plan: 5 marla, standard finish

MonthWorkSpendTotal so far
Month 1Approvals and site preparationRs 3 lakhRs 3 lakh
Month 2Foundation and plinthRs 12.7 lakhRs 15.7 lakh
Month 3Structure and roof slabsRs 14.1 lakhRs 29.8 lakh
Month 4Structure and roof slabsRs 14.1 lakhRs 43.9 lakh
Month 5Structure and roof slabs, Plaster, pipes and boundary wallRs 14.7 lakhRs 58.6 lakh
Month 6Plaster, pipes and boundary wallRs 16.7 lakhRs 75.3 lakh
Month 7Flooring, plumbing and wiringRs 10.9 lakhRs 86.2 lakh
Month 8Flooring, plumbing and wiringRs 10.9 lakhRs 97.1 lakh
Month 9Flooring, plumbing and wiring, Woodwork, kitchen, windows and paintRs 11.6 lakhRs 1.09 crore
Month 10Woodwork, kitchen, windows and paint, Utility connectionsRs 13.4 lakhRs 1.22 crore
Month 11Woodwork, kitchen, windows and paint, Utility connectionsRs 7.5 lakhRs 1.3 crore
Middle of the estimate range, including the 10% buffer, in Lahore.

Have at least the full grey-structure budget ready before you start. Stopping halfway through the structure is far more expensive than starting later.

Paying your contractor

  • Tie payments to completed stages — plinth, each roof slab, plaster — not to dates.
  • Keep 5–10% back until the work is finished and checked.
  • Never pay a large advance for the whole job. A mobilisation advance of a few percent is normal; half up front is not.

See the cash plan for your house