The stock, sector by sector type
| Building type | Where | Typical carpet | ₹ per sq ft |
|---|---|---|---|
| CIDCO sector buildings | The older numbered sectors | 420 – 700 sq ft | ₹1,310 – 1,890 |
| Private builder towers | Sectors 34 – 36, Utsav Chowk side, the golf course road | 600 – 1,250 sq ft | ₹1,520 – 2,210 |
| Township phases | Large gated developments off the highway | 650 – 1,400 sq ft | ₹1,460 – 2,130 |
| Row houses and plot units | The low-rise sectors toward the hills | 1,100 – 2,000 sq ft | ₹1,400 – 2,070 |
Ex-GST, carpet area, and held at October 2026 on the evidence of Kharghar flats Greenbox has completed and billed. These are complete-flat rates and assume normal daytime access, which in Kharghar is a safe assumption.
Worked example: 680 sq ft two-bedroom, CIDCO sector building
Fourth floor, lift working, standard sector plan, bought as a first home by a couple commuting to Belapur and Vashi. Nothing structural changes; the whole job is storage, kitchen, services and finish.
| Scope | ₹ lakh | Note |
|---|---|---|
| Civil work and plumbing | 0.79 | Both bathroom supply lines replaced; kitchen drain re-laid |
| Joinery — wardrobes, loft storage, TV unit, entry unit | 5.34 | Cut from our held drawing for this plan type |
| Modular kitchen, 9 running feet | 2.25 | L-shape, granite counter, tall pull-out |
| False ceiling and lighting | 1.03 | Cove in the living room; bedrooms keep the 2.75 m slab |
| Electrical | 0.63 | New DB, 22 points, dedicated AC circuits |
| Painting | 0.71 | Full flat, two accent walls |
| Bathroom refresh | 0.75 | Fittings, counter, mirror and a partial re-tile |
| Soft furnishing | 0.34 | Roller blinds and living-room sheers |
| Project management | 0.13 | Local supervisor, short programme |
| Total, ex-GST | 11.97 | ₹1,760 per sq ft carpet |
Add 18% GST. The same flat, same specification, quoted in Chembur would be roughly ₹3.9 lakh higher — almost all of it labour, access and variation allowance.
A repeated plan, a local crew, and room to park the truck
Three constraints, and one genuine advantage
- Labour has to be local or the rate stops working. A crew commuting from the western suburbs loses three hours a day to the Sion–Panvel highway. We run Kharghar projects with carpenters from Panvel and Taloja and a supervisor who lives in the node. If a contractor quoting you this rate is bringing a team from Mumbai daily, either the rate or the programme is fiction.
- CIDCO and the society both have to be satisfied. For any change touching a wall, a shaft or the external elevation, the society NOC is not the end of it — the CIDCO transfer and occupancy conditions apply to the flat as well. We file both before demolition. Enclosing a balcony, which people ask about often, is not permitted and we do not quote it.
- Water arrives on a schedule. Several sectors are on timed supply. New plumbing gets pressure-tested inside the supply window, which is a morning we book into the programme rather than a task we improvise.
- The advantage: access is easy and it is worth real money. Sector buildings have space beside them to park and unload, lifts that are not rationed, and lanes a full-size vehicle can turn in. That is 4–6% off the material handling line against any Mumbai suburb, and it is the main reason this is the cheapest band in the set.
What the brief usually is here
Kharghar buyers are, in the main, first-time owners in their thirties who have moved out of rented rooms in Chembur, Govandi or Vashi. The brief that follows from that is consistent and worth naming plainly: storage for two people who own more than the flat was designed for, a kitchen that works for daily cooking rather than entertaining, one room that has to be a study and a guest room on alternate weeks, and a living room that can hold eight visiting relatives twice a year. Nobody asks for a bar, a media wall or a walk-in wardrobe, and we do not propose them. Where we push back is on the temptation to buy the cheapest carcass available. A ₹1,310 per square foot flat done in 710-grade ply with branded soft-close hardware will still be sound in twelve years; the same flat done in commercial ply with unbranded hinges will need the wardrobes replaced in five, and the second version only saves about ₹70,000 on a 680 square foot flat.
What we hold on file for Kharghar
We keep measured drawings for several of the standard sector plan types, with beam positions, shaft locations and slab heights verified on completed projects. Where your flat matches one, we can issue a fixed-price quotation from a sector number and a flat number, and the factory cuts from a list that has been built before. We still walk the flat before starting — previous owners move sinks and close balconies — but the survey is an hour, not a day, and that difference is in your price rather than ours.
For the node as a whole, including the small commercial market, see interior designers in Kharghar. For our residential process and warranty across the region, see residential interior designers in Mumbai.
Residential work delivered by Greenbox Design Studio.
Frequently asked questions
Why is Kharghar so much cheaper than Mumbai for the same work?+
Access, repetition and local labour, in that order. There is room to unload beside the building, the sector plans repeat so design and variation cost is minimal, and the carpentry trade is in Panvel and Taloja rather than travelling in. The materials and hardware brands are the same ones we use in Worli.
Can I enclose my balcony to extend the living room?+
No, and we will not quote it. It contravenes the CIDCO occupancy conditions and almost every society's rules, and it is the first thing flagged when the flat is next transferred. What we can do is make the balcony usable year-round with a proper floor, a drain that works and weather-resistant joinery.
Do you already have my flat's drawing?+
Quite possibly. We hold verified measured drawings for several standard sector plan types. Send the sector, the building and the flat number and we will tell you within a day whether yours matches. If it does, the quotation is a fixed price rather than an estimate against an unseen survey.
Who supervises the site if your studio is in Mumbai?+
A supervisor who lives in the node, on site daily, with the same person from measurement through to snagging. The design team visits at four fixed stages — survey, setting out, joinery installation and pre-handover — and everything between runs on a daily photo log. Remote supervision by phone is how these projects fail.
How long does a Kharghar 2BHK take?+
Eight to ten weeks for a full fit-out, which is a week or two faster than the same flat in Mumbai. Easy access and unrationed lifts are most of the difference. The one thing that can extend it is a CIDCO or society approval for a wall change, so we file those before mobilising rather than during.