Rates by department and location
| Department | Thane / Navi Mumbai | Western suburbs | South Mumbai |
|---|---|---|---|
| General consulting and polyclinic | ₹2,000 – 2,700 | ₹2,300 – 3,000 | ₹2,800 – 3,800 |
| Physiotherapy and rehabilitation | ₹2,000 – 2,800 | ₹2,300 – 3,100 | ₹2,700 – 3,700 |
| Dental clinic | ₹2,600 – 3,500 | ₹2,900 – 4,000 | ₹3,400 – 4,800 |
| Pathology laboratory | ₹2,800 – 3,900 | ₹3,100 – 4,300 | ₹3,600 – 5,000 |
| Diagnostic and imaging | ₹3,000 – 4,400 | ₹3,400 – 5,000 | ₹3,900 – 5,800 |
| IVF, dermatology, day-care procedure | ₹3,400 – 5,000 | ₹3,900 – 5,800 | ₹4,400 – 6,600 |
| Modular operating theatre | ₹5,000 – 7,500 | ₹5,500 – 8,500 | ₹6,000 – 8,500 |
Ex-GST, excluding all medical equipment. The Powai figure of ₹2,300–₹3,000 quoted on our service pages sits inside the western-suburbs general consulting band.
What converting a society flat adds
| Item | ₹ range | Why it exists here |
|---|---|---|
| Drainage reworking — sluice, lab sink, dental waste | ₹1.5 – 5 L | A flat has two wet points; a clinic needs five or six, all within reach of one stack |
| Electrical supply upgrade and commercial tariff | ₹1.5 – 6 L | Residential sanctioned load will not carry imaging, sterilisers and HVAC; 4–8 weeks |
| Patient access — ramp, wider door leaves, handrails | ₹80,000 – 3.5 L | A 750 mm residential door and a 150 mm kerb are both barriers |
| Ventilation retrofit and pressure zoning | ₹2 – 7 L | A residential shell has no mechanical ventilation strategy at all |
| Clinical finishes over residential surfaces | ₹350 – 900 per sq ft | Coved vinyl, antibacterial wall panel and sealed ceilings replacing tile and emulsion |
| Biomedical waste holding room | ₹60,000 – 2 L | Ventilated, washable, own access and drainage; a licensing requirement |
| Signage within society constraints | ₹25,000 – 1.2 L | A gate nameplate and a lit entrance rather than an elevation sign |
A clinic budget for a converted flat
A worked budget: 780 sq ft Chembur polyclinic
A converted ground-floor flat with three consulting rooms, a dressing room, reception and waiting, at ₹21.6 lakh — ₹2,769 per sq ft.
| Line | Cost | Note |
|---|---|---|
| Strip-out, civil, partitions and making good | ₹3,20,000 | 1978 society flat; two walls removed with a structural certificate |
| Drainage rework and new wet points | ₹2,40,000 | Sluice and hand-wash basins routed to the original stack |
| Electrical upgrade, commercial tariff, UPS circuits | ₹2,80,000 | Load raised from 5 kW to 16 kW |
| Clinical finishes — coved vinyl, wall panel, sealed ceilings | ₹4,10,000 | All clinical rooms; washable emulsion with a crash rail in waiting |
| Joinery — reception, examination units, storage | ₹3,30,000 | Solid-surface counter with a coved upstand, two heights |
| Ventilation, extract and pressure zoning | ₹1,60,000 | Dressing room negative to the corridor; separate path for the waiting bay |
| Lighting and ceilings | ₹1,40,000 | 4000K clinical, 3500K waiting, sealed fittings in clinical rooms |
| Patient access — ramp, 900 mm doors, handrails | ₹1,10,000 | Two steps at the entrance ramped at 1:12 |
| Biomedical waste room and signage | ₹70,000 | Ventilated, washable, separate access from the service side |
| Design, compliance drawing sets and supervision | ₹1,00,000 | BMC health licence and Clinical Establishments submission sets |
| Total (ex-GST) | ₹21,60,000 | ₹2,769 per sq ft on 780 sq ft |
18% GST adds ₹3,88,800. Excludes medical equipment (₹18–35 lakh for a clinic of this type), loose furniture and IT.
Licences, registrations and their fees
- BMC health and trade licence — inspected against the layout, the sluice and wash-up arrangement and the staff facilities. Fees are area-based and recurring.
- Clinical Establishments registration — documentation-heavy, with minimum standards for space, staffing and equipment that should be checked against the plan before construction.
- Biomedical waste authorisation and a contract with a registered collector, with a scheduled collection slot agreed with the society.
- AERB approval for any imaging equipment, which depends on the radiation physicist’s shielding calculation and therefore on the wall construction.
- Shop and Establishment registration, plus a fire NOC where the premises or the building requires one.
- Society consent for non-residential use, which is not a licence but is the one that can stop the project. Budget for the possibility that it is refused.
A dentist in Andheri signed a lease, then found the sanctioned load was five kilowatts and the society would not support an increase. That is a feasibility question, and it cost him four months to learn it after the fact.
Greenbox commercial fit-out lead
Where a Mumbai clinic budget goes wrong
- The electrical supply was not checked. A residential connection will not carry imaging, sterilisers, compressors and HVAC. Raising it takes four to eight weeks, needs the society’s cooperation and sometimes cannot be done at all.
- The drainage was assumed. Five or six wet points in a flat that had two, all needing a fall to one fixed stack. Where a point is too far, a pumped waste is ₹60,000–₹1.8 lakh and it has to stay accessible.
- Access was discovered late. A lift that takes no wheelchair cannot be designed around, and a clinic on an upper floor of such a building excludes a share of its own patients.
- Accreditation was a later idea. Adding coved junctions, sealed ceilings and a compliant waste route to a finished clinic means closing it.
- Equipment and fit-out were one budget. The equipment is usually the larger number and it has its own lead times, financing and GST treatment.
- Society consent was assumed. Non-residential use needs written approval, often a general body resolution, and it should precede the lease rather than follow it.
Phasing a Mumbai clinic
Many practices here start small and grow into the premises, and phasing works provided the invisible work is done once, at the start.
- Do all the services in phase one. Drainage, the electrical upgrade, ventilation and the medical gas rough-in for every room you will eventually have, even the ones you are not fitting out yet. Coming back to chase a finished clinical wall means closing the clinic.
- Fit out the revenue rooms first. Two consulting rooms, reception, waiting and one WC will trade. The lab, the second procedure room and the staff area can follow.
- Shell the rest properly. A phase-two room should be plastered, floored, lit and lockable rather than left as a building site behind a door, because patients will see it.
- Keep the waste route and the access work in phase one. Both are licensing items and neither can wait for phase two.
- Expect phasing to add 10–16% in repeated mobilisation and protection, against the benefit of trading nine months earlier.
The national picture and the design
For national rates by department, the specialist package costs and the fit-out to equipment ratios, see clinic interior cost in India. For society consent, drainage limits and patient access in this city, see clinic interior designers in Mumbai.
Selected work by Greenbox Design Studio. Tap any image to enlarge.
Frequently asked questions
What does a clinic cost to build in Mumbai?+
₹2,000–₹2,700 per sq ft for general consulting in Thane and Navi Mumbai, ₹2,300–₹3,000 in the western suburbs and ₹2,800–₹3,800 in South Mumbai. Dental runs ₹2,600–₹4,800, diagnostic ₹3,000–₹5,800 and a modular operating theatre ₹5,000–₹8,500. All ex-GST, excluding medical equipment.
How much does converting a flat to a clinic add?+
₹350–₹900 per sq ft over a commercial shell for the clinical finishes alone, plus drainage reworking at ₹1.5–₹5 lakh, an electrical upgrade at ₹1.5–₹6 lakh, patient access work at ₹80,000–₹3.5 lakh, a ventilation retrofit at ₹2–₹7 lakh and a biomedical waste room at ₹60,000–₹2 lakh.
What do Mumbai clinic licences cost?+
₹1.5–₹6 lakh across the BMC health and trade licence, Clinical Establishments registration, biomedical waste authorisation with a registered collector, Shop and Establishment registration, a fire NOC where required, and AERB approval for any imaging equipment. Several of these have recurring annual fees.
Will the electrical supply be enough?+
Usually not in a converted flat. A residential sanctioned load of 5–8 kW will not carry imaging, sterilisers, compressors and HVAC, and a clinic typically needs 15–30 kW. Raising it costs ₹1.5–₹6 lakh, takes four to eight weeks, needs the society's cooperation and occasionally cannot be done at all — so check it before the lease.
Is the drainage usually a problem?+
Frequently. A flat has two wet points and a clinic needs five or six, all requiring a fall to one fixed stack. Reworking it is ₹1.5–₹5 lakh, and where a hand-wash basin or a dental chair is too far from the stack, a pumped waste at ₹60,000–₹1.8 lakh is the answer, provided it stays accessible for service.
Should I plan for accreditation from the start?+
Yes. Coved junctions, sealed ceilings in clinical rooms, separated clean and soiled routes and a compliant waste holding room add 8–14% at construction. Adding them to a finished clinic means closing it while the work is done, which costs the fit-out premium several times over in lost trading.