What a fixed price is actually fixed against
Any contractor can write a number at the bottom of a page. What makes it meaningful is the specification it is fixed against, and the list of things that would change it. Ours is fixed against a signed drawing set, a material schedule naming brands and grades rather than categories, and a BOQ with quantities. Three things can move it, and they are named in the contract: a change you ask for, a condition that could not be seen at survey — a rotten drain stack behind a tiled dado, for instance — and a statutory or society requirement imposed after signing. Nothing else does. In particular, our own estimating error does not, and material price movement during the programme does not.
| Inside the fixed price | Outside, and stated | |
|---|---|---|
| Design and drawings | Full set including site drawings | Structural or MEP consultant where a change needs one |
| All trades and materials | Everything in the material schedule | Substitutions you request after signing |
| Society and TMC interface | NOC file, crew list, debris challans, licensed plumber | Society transfer or infrastructure charges |
| Debris and cleaning | Daily bagging, disposal, pre-handover deep clean | Disposal of items you ask us to store |
| Appliances and electronics | Only those listed in the schedule | Anything you buy directly |
| Warranty | One year on workmanship, manufacturer terms on hardware | Damage, misuse and third-party alterations |
One price, one date, and a published exclusions list
Worked example: 1,400 sq ft three-bedroom, Pokhran Road
A 2006 mid-rise, ninth floor, working goods lift, an organised society with written fit-out rules. Family upgrading from a 2BHK in Majiwada, moving in on a fixed date because the old flat is sold.
| Scope | ₹ lakh | Note |
|---|---|---|
| Design, drawings and material schedule | 1.03 | Full set, signed before work begins |
| Civil work and plumbing | 2.19 | Both bathrooms re-plumbed; one wall opening; licensed plumber sign-off |
| Joinery | 15.33 | Wardrobes, TV wall, study, crockery unit, entry bench |
| Modular kitchen | 4.14 | 14 running feet with a utility run and a quartz counter |
| False ceiling and lighting | 3.16 | Full ceiling in living and dining, cove in bedrooms |
| Electrical | 1.89 | New DB, 34 points, dimmable living circuits |
| Painting and wall finishes | 1.64 | Full flat with panelling in the master bedroom |
| Two bathrooms | 2.31 | One full rebuild, one refresh |
| Soft furnishing and loose furniture | 1.76 | Curtains, blinds, dining set, beds — procured and placed |
| Society interface, debris and TMC challans | 0.43 | NOC file, crew registration, disposal challans |
| Project management and contingency | 0.18 | Against the drain stack condition |
| Total, ex-GST | 34.06 | ₹2,433 per sq ft carpet |
Add 18% GST. The society and TMC interface line is small and it is the one that saves the client a dozen phone calls and three site visits. The band is set from Thane contracts we have delivered and billed, held at October 2026.
Working to a moving-in date
Most Thane turnkey clients are moving out of somewhere on a date they do not control — a flat that is sold, a lease that ends, a school term that starts. That makes the date the primary deliverable and everything else negotiable around it. How we protect it: a programme built backwards from the move-in date with float placed before the finishing trades rather than at the end; material ordered in the first fortnight, including the counter and the shutters, so nothing is waiting on a supplier in week ten; the Ghodbunder and Eastern Express delivery windows written into the programme rather than assumed away; and a fixed decision calendar so that a client's indecision in week three does not become our delay in week twelve. Where the date genuinely cannot be met, we say so at quotation stage, not at week nine.
Two Thane-specific pieces of the interface
- Debris challans. TMC requires construction debris to go to a designated site against a challan, and Thane societies increasingly ask to see the copies before releasing the deposit. We collect and hand over the full set as part of the closing file, along with the warranty documents and the material schedule.
- Township fit-out desks. The larger Ghodbunder and Kolshet estates run gate passes against a registered crew list and will not admit a substitute on the day. We register before mobilising and we do not rotate unlisted labour — which sounds obvious and is the single commonest reason a crew is turned away at a Thane township gate.
For the suburb as a whole, see interior designers in Thane. For our contract structure, payment stages and warranty, see turnkey interior contractors in Mumbai.
Turnkey delivery by Greenbox Design Studio.
Frequently asked questions
What can change a fixed price after signing?+
Three things, all named in the contract: a change you request, a condition that could not be seen at survey such as a failed drain stack behind a dado, and a statutory or society requirement imposed after signing. Our estimating error does not, and material price movement during the programme does not.
Do you handle the society NOC and TMC paperwork?+
Yes, as part of the contract. The NOC file with a marked demolition drawing, the crew list, the deposit cheque, the licensed-plumber registration and the debris challans are all ours. We hand the challan copies over at closing, because Thane societies increasingly want to see them before releasing your deposit.
Can you guarantee our move-in date?+
We build the programme backwards from it, place the float before the finishing trades and order long-lead material in the first fortnight. Where the date is genuinely not achievable for the scope, we say so at quotation stage. A contractor who agrees to every date at signing is telling you about their sales process, not their programme.
Is turnkey more expensive than managing trades yourself?+
The headline number is higher, by roughly 8–12%, and it includes design, coordination, the society interface, debris, protection, snagging and a single warranty. Self-managed projects usually land within a few percent of that on cost and take considerably longer, and the defects have no single owner afterwards.
What does the warranty actually cover?+
One year on workmanship — joinery, finishes, installation, waterproofing we have executed — and manufacturer terms on hardware and appliances, which we register in your name at handover. It does not cover damage, misuse or work altered by someone else. The handover file lists every product, batch and warranty date.