How to price a large 3 BHK on Dwarka Expressway: comparing quotes line by line, with The Palatial 3.5 BHK as an example

Two quotes for large 3 BHK homes on the Dwarka Expressway can look similar on the headline and end up lakhs apart on the cheque. The difference is almost always in what each quote includes. This post walks through the lines to compare, then works through an example using the 3.5 BHK at The Palatial in Sector 104. This site is a channel partner for that project, not the developer, and the arithmetic below is an estimate.

Start with the area

Every per-sq-ft comparison depends on which area you divide by. Developers often market a larger figure, such as super area, which includes a share of common areas. Under RERA 2016, the agreement must state carpet area: the usable floor area inside the walls, excluding external walls, service shafts, exclusive balconies and open terraces.

The same price divided by two different areas gives two very different rates. Before you compare rates across projects, get the carpet area of each unit in writing. Then compare price per sq ft of carpet area, not of the marketed area.

The lines in a typical quote

• Base price. The headline figure. Ask what it covers.
• Preferential location charge (PLC). Extra for a higher floor, a corner unit, or a garden or road view. Some projects charge it per sq ft, some as a lump sum.
• Parking. Covered or basement parking may be charged per slot. Ask how many slots come with the unit.
• Club membership. Often a one-time fee, separate from later running charges.
• EDC and IDC. External and internal development charges payable to the state. Some developers include them in the base price, others add them on top.
• Power backup, utility connections and deposits. Often charged per kVA or as a fixed fee.
• Advance maintenance. Usually collected at possession.
• GST. 5% on under-construction homes, with no input tax credit. None on a ready home that has an occupation certificate.
• Stamp duty and registration. Paid to the state at registration.

Put each quote into a table with one row per line. Where a quote says "included", ask for that in writing. Where it says nothing, assume the item is extra until you are told otherwise.

Worked example: The Palatial 3.5 BHK

The Palatial 3.5 BHK is 2,833 sq ft (263.1 sq m). Its base price starts from ₹4.80 Cr on this site. That is a base price, excluding stamp duty, registration, GST and other statutory charges. Prices change, so check the current price list. The layout is on the floor plans page.

The figures below are an approximate estimate for illustration only. They are not a quote.

• Base rate on listed area: ₹4.80 Cr divided by 2,833 sq ft is about ₹16,900 per sq ft.
• Carpet rate: divide the same price by the carpet area stated in the agreement. Because carpet area is always smaller than the marketed area, the carpet rate is always higher. Ask for the exact figure before comparing projects.
• GST at 5% on ₹4.80 Cr: about ₹24 lakh.
• Stamp duty on ₹4.80 Cr, at Haryana urban rates at the time of writing: about ₹33.6 lakh at 7% (men), ₹24 lakh at 5% (women), or ₹28.8 lakh at 6% (joint).
• Registration fee: check the current Haryana schedule.

On those assumptions, a joint buyer would pay roughly ₹4.80 Cr plus ₹24 lakh GST plus ₹28.8 lakh stamp duty, or about ₹5.33 Cr, before PLC, parking, club, EDC/IDC if charged separately, deposits and advance maintenance. GST and stamp duty are usually calculated on the full agreement value, not only the base price, so adding extras raises those two lines as well. The final numbers depend on the actual agreement.

What else to check in the example

• Whether EDC and IDC are inside the ₹4.80 Cr base price or charged on top.
• How many parking slots come with the unit, and at what cost.
• The club fee. The clubhouse is 57,000 sq ft by the developer's figure. The operator has not been named.
• The PLC for your floor and view.
• The payment plan. RERA section 13 caps the advance at 10% before a registered agreement for sale.

Our HARERA checklist before booking covers the registration side. For the project's HARERA numbers, see the overview.

Comparing across the corridor

Once each quote is in the same table, compare three numbers: all-in cost, carpet area, and all-in cost per sq ft of carpet. Then look at what the price buys. The Palatial lists a Panasonic smart-home package, 13 interior options and a vehicle-free podium, per the developer. See the specifications. Another project may price lower with a plainer specification. Neither is wrong. You just need to see both on the same basis.

For context on how prices have moved along the road since the Haryana section opened in March 2024, read the Dwarka Expressway property market. For the size decision within The Palatial, see 3.5 BHK vs 4.5 BHK. For the current price sheet with each line itemised, use the contact page.