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2 kanal house construction cost
A double storey 2 kanal house (about 12,000 sq ft covered) costs about Rs 7.08 crore to build complete with a standard finish in Lahore in September 2026, and about Rs 4.08 crore for the grey structure. Price yours below by finish, city and basement.
- Rates as of September 2026
- 9,000 sq ft plot, 75 × 120 ft
- Answers as you type
Calculator
Price your 2 kanal house
Give the plot size and storeys, or the covered area from your drawings, then pick the finish and the city.
Cost to build
- Per sq ft
- Rs 5,900Rs 5,000 to 6,800
- Covered area
- 12,000 sq ft6,000 sq ft a floor
- Build time
- 19 to 23 monthsgrey structure in 7 to 12
- Labour only
- Rs 1,150a sq ft, about Rs 1.38 crore in all
Structure and finishing
Materials and labour
Cash needed stage by stage
- Excavation and foundations10% · digging, footings, plinth and DPC
- Rs 7,344,000
- Frame and slabs21% · columns, beams, the lenter of each floor, stairs
- Rs 14,688,000
- Masonry10% · brick or block walls
- Rs 7,344,000
- Roof2% · insulation, waterproofing and roof tiles
- Rs 1,632,000
- Plaster7% · inside and outside
- Rs 4,896,000
- Electrical and plumbing13% · pipes and conduits, then wiring, tanks and pumps
- Rs 9,096,000
- Flooring11% · floor tiles or marble, bathroom and kitchen walls
- Rs 7,800,000
- Doors, windows and woodwork14% · doors, windows, grills, kitchen cabinets, wardrobes
- Rs 9,600,000
- Paint5% · putty, primer, paint and polish
- Rs 3,600,000
- Fixtures7% · sanitary ware, taps, lights and switch plates
- Rs 4,800,000
- Total, middle estimate
- Rs 70,800,000
Rates as of September 2026, with materials and the builder's margin. Leaves out the land, approvals and map fees, the boundary wall, furniture, solar and utility connections.
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Turn this estimate into a plan
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Costs
What a 2 kanal house costs to build
A 2 kanal house is usually priced at about 6,000 sq ft of covered area on one storey and 12,000 sq ft on two. At Lahore rates as of September 2026, a double storey costs about Rs 4.08 crore as a grey structure, and Rs 7.08 crore to Rs 11.88 crore complete, from a standard finish to a premium one. A basement of 6,000 sq ft adds about Rs 4.15 crore with a standard finish.
| Finish | Single storey, 6,000 sq ft | Double storey, 12,000 sq ft | With a basement, 18,000 sq ft |
|---|---|---|---|
| Grey structure only | Rs 2.04 crore | Rs 4.08 crore | Rs 6.73 crore |
| Standard finish | Rs 3.54 crore | Rs 7.08 crore | Rs 11.23 crore |
| Mid-range finish | Rs 4.5 crore | Rs 9 crore | Rs 14.11 crore |
| Premium finish | Rs 5.94 crore | Rs 11.88 crore | Rs 18.43 crore |
Middle estimates, with materials and the builder's margin. The low and high ends sit about 12 to 15% either side, and the basement is priced as one more floor with its grey structure 30% dearer. The calculator gives the range for any storeys, finish and city.
By city
2 kanal house cost by city
A double storey 2 kanal house of about 12,000 sq ft, as of September 2026: from about Rs 6.16 crore complete with a standard finish in Multan to Rs 7.93 crore in Islamabad, where building costs most.
| City | Against Lahore | Grey structure | Complete, standard finish |
|---|---|---|---|
| Lahore | 1.00 | Rs 4.08 crore | Rs 7.08 crore |
| Karachi | 1.02 | Rs 4.16 crore | Rs 7.22 crore |
| Islamabad | 1.12 | Rs 4.57 crore | Rs 7.93 crore |
| Rawalpindi | 1.03 | Rs 4.2 crore | Rs 7.29 crore |
| Faisalabad | 0.90 | Rs 3.67 crore | Rs 6.37 crore |
| Multan | 0.87 | Rs 3.55 crore | Rs 6.16 crore |
| Peshawar | 0.96 | Rs 3.92 crore | Rs 6.8 crore |
| Quetta | 1.02 | Rs 4.16 crore | Rs 7.22 crore |
| Other city | 0.95 | Rs 3.88 crore | Rs 6.73 crore |
Lahore rates agree across six or more sources; Karachi, Islamabad and Rawalpindi rest on two or three each, and the other cities mostly on one, so treat their factors as a guide. Quetta is the least certain.
Stage by stage
The cost of a 2 kanal house stage by stage
Where the Rs 7.08 crore of a double storey 2 kanal house with a standard finish goes, in the order it is spent, at Lahore rates as of September 2026. The largest stage is the frame and slabs, about Rs 1.47 crore, and about Rs 3.59 crore, 51% of the whole, has gone by the time the plaster is done.
| Stage | Share | Cost | Spent by the end of it |
|---|---|---|---|
| Excavation and foundations | 10% | Rs 7,344,000 | Rs 7,344,000 |
| Frame and slabs | 21% | Rs 14,688,000 | Rs 22,032,000 |
| Masonry | 10% | Rs 7,344,000 | Rs 29,376,000 |
| Roof | 2% | Rs 1,632,000 | Rs 31,008,000 |
| Plaster | 7% | Rs 4,896,000 | Rs 35,904,000 |
| Electrical and plumbing | 13% | Rs 9,096,000 | Rs 45,000,000 |
| Flooring | 11% | Rs 7,800,000 | Rs 52,800,000 |
| Doors, windows and woodwork | 14% | Rs 9,600,000 | Rs 62,400,000 |
| Paint | 5% | Rs 3,600,000 | Rs 66,000,000 |
| Fixtures | 7% | Rs 4,800,000 | Rs 70,800,000 |
| Total, middle estimate | 100% | Rs 70,800,000 |
A guide to when the money goes, not a payment schedule: a builder bills by the milestones agreed in the contract. A common schedule for the grey structure is 20% in advance, 25% at plinth level, 25% at lintel level, 20% when the roof slab is cast and 10% at the end.
The plot
What fits on a 2 kanal plot
A 2 kanal plot is 9,000 sq ft, 1,000 sq yd, usually laid out 75 × 120 ft. DHA Lahore also lays some 2 kanal plots out 100 × 90 ft, with a wider front and less depth. Two kanal is the largest standard house plot in DHA Lahore, and a house on it is usually designed by an architect and priced by a builder from the drawings, so treat these figures as a first budget. Against a 1 kanal house, the second kanal adds about 6,000 sq ft of covered area to a double storey and about Rs 3.54 crore to its cost with a standard finish.
In LDA approved schemes in Lahore, a house on a plot of 2 kanal and over may rise 4 storeys, up to 45 ft, with the ground floor covering at most 55% of the plot and 20 ft at the front and 10 ft at the back and on each side kept open. On a 75 × 120 ft plot that comes to about 4,950 sq ft a floor. DHA Lahore allows 2 storeys and a basement, and its ground floor is what is left inside the clear spaces, 20 ft 9 in at the front, 8 ft 4½ in at the back and 5 ft 4½ in on each side: 5,839 sq ft. The first floor may cover 78% of it, 4,554 sq ft, and the mumty 300 sq ft, about 10,693 sq ft above ground in all.
A double storey 2 kanal house is usually priced at about 12,000 sq ft of covered area, porch and mumty included, and that is what this page uses; your drawings may come to more or less, so type their covered area into the calculator. It usually has 5 to 7 bedrooms, each with its own bathroom, formal drawing and dining rooms, family lounges, two kitchens, quarters for two staff, parking for several cars and a large lawn. At this size the finish and the basement move the cost more than anything else, so settle both before asking for quotes.
A double storey 2 kanal house takes about 19 to 23 months to build with a standard finish, from starting on site to handing over, 7 to 12 of them on the grey structure; a single storey takes about 12 to 16. A basement is common at this size, often a full one with a hall for a home theatre or a gym, and rooms for staff. One the size of a floor, 6,000 sq ft, adds about Rs 4.15 crore to a standard house and takes the build to about 23 to 27 months.
The covered area calculator works out these limits for your own plot under LDA, DHA Lahore, CDA and DHA Islamabad-Rawalpindi rules, corner plots and basements included.
Questions
2 kanal house construction cost questions
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+92 333 2466662Chat on WhatsAppWhat is the construction cost of a 2 kanal house in 2026?
A double storey 2 kanal house is usually priced at about 12,000 sq ft of covered area. At Lahore rates as of September 2026, it costs about Rs 7.08 crore complete with a standard finish (Rs 6 to 8.16 crore), about Rs 9 crore with a mid-range finish and Rs 11.88 crore with a premium one. The grey structure alone is about Rs 4.08 crore. With a basement, a standard house comes to about Rs 11.23 crore. Across cities, the standard house runs from about Rs 6.16 crore in Multan to Rs 7.93 crore in Islamabad.
What is the grey structure cost of a 2 kanal house?
About Rs 4.08 crore for a double storey (Rs 3.6 to 4.56 crore) and Rs 2.04 crore for a single storey, at Rs 3,000 to 3,800 a sq ft with materials in Lahore as of September 2026. It pays for the foundations, frame, slabs and stairs, the walls, plaster, the roof treatment and the pipes and conduits in the walls, and on a double storey 2 kanal house it takes 7 to 12 months. With a basement, the grey structure comes to about Rs 6.73 crore. If you buy the materials yourself, the thekedar's labour for a double storey comes to about Rs 81 lakh, at Rs 550 to 800 a sq ft.
What is the cost per sq ft to build a 2 kanal house?
In Lahore as of September 2026: Rs 3,000 to 3,800 a sq ft of covered area for the grey structure with materials, Rs 5,000 to 6,800 complete with a standard finish, Rs 6,500 to 8,500 mid-range and Rs 8,400 to 11,400 premium. On a double storey 2 kanal house of about 12,000 sq ft, every Rs 100 a sq ft moves the cost by Rs 12 lakh, so compare quotes on the same covered area and the same list of finishes.
How much does a single storey 2 kanal house cost?
About Rs 3.54 crore with a standard finish and Rs 2.04 crore for the grey structure, for about 6,000 sq ft covered, against Rs 7.08 crore and Rs 4.08 crore for a double storey, at Lahore rates as of September 2026. Builders charge both floors at the same rate a sq ft, so the second storey roughly doubles the cost. If you build one storey now and the second later, have the foundations and columns designed for both from the start.
How big is a double storey 2 kanal house?
A double storey 2 kanal house is usually priced at about 12,000 sq ft of covered area and a single storey at 6,000 sq ft, porch and mumty included, and those are the areas this page uses. In its approved schemes, LDA allows about 4,950 sq ft a floor on a 75 × 120 ft plot, over up to 4 storeys, and DHA Lahore 5,839 sq ft on the ground floor and 4,554 sq ft on the first, with a 300 sq ft mumty. A double storey of that size usually has 5 to 7 bedrooms.
How long does it take to build a 2 kanal house?
About 19 to 23 months from starting on site to handing over a double storey with a standard finish, of which the grey structure takes 7 to 12. A single storey takes about 12 to 16 months, and a premium finish adds about 2 more, for the imported materials and the detailed woodwork.
How much does a 2 kanal house with a basement cost?
A basement is common at this size, often a full one with a hall for a home theatre or a gym, and rooms for staff. One the size of a floor, about 6,000 sq ft, adds about Rs 4.15 crore to a double storey with a standard finish, for Rs 11.23 crore in all at Lahore rates as of September 2026. Its grey work costs 30% more than a floor above ground, for the digging, the retaining walls and the waterproofing, and it takes the build to about 23 to 27 months, against 19 to 23 without.
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