Complete guide to grey structure (shell) construction costs across Pakistan. Plot-size breakdown, city-wise rates, material + labor split, and what's included.
Grey structure (also called "shell" or "construction without finishing") refers to the complete structural + envelope completion of a house — but excluding finishing work. After grey structure, the house has all walls, roof, doors/windows openings, MEP rough-in, but no tiles, paint, or fixtures.
Grey structure is a common contract type in Pakistan because it lets owners manage finishing themselves — selecting materials directly, phasing finishing over months, or hiring different finishers.
Included:
Excluded:
| Plot Size | Covered Area | Grey Cost (Lahore) | Per sqft |
|---|---|---|---|
| 3 Marla | ~1,100 sqft | Rs 28-42 Lac | Rs 2,550-3,800/sqft |
| 5 Marla | ~1,700 sqft | Rs 45-65 Lac | Rs 2,650-3,820/sqft |
| 7 Marla | ~2,400 sqft | Rs 70 Lac - 1 Cr | Rs 2,900-4,170/sqft |
| 10 Marla | ~3,400 sqft | Rs 1-1.5 Cr | Rs 2,950-4,410/sqft |
| 1 Kanal | ~6,800 sqft | Rs 1.8-3 Cr | Rs 2,650-4,410/sqft |
| 2 Kanal | ~13,000-17,000 sqft | Rs 3.5-5+ Cr | Rs 2,700-3,850/sqft |
| City | Standard (Rs/sqft) | Premium (Rs/sqft) | Notes |
|---|---|---|---|
| Lahore | 2,800-3,400 | 3,600-4,200 | Reference city |
| Islamabad | 3,200-3,800 | 4,000-4,800 | +10-12% due to materials + bylaws |
| Rawalpindi | 3,000-3,600 | 3,800-4,500 | Similar to Islamabad |
| Karachi | 3,200-3,800 | 4,000-4,800 | +10-15% for coastal-grade materials |
| Faisalabad | 2,500-3,000 | 3,200-3,800 | -8-12% local advantage |
| Multan | 2,400-2,900 | 3,100-3,700 | Most affordable major city |
| Peshawar | 2,900-3,500 | 3,800-4,500 | +8-12% for seismic compliance |
| Sialkot | 2,700-3,200 | 3,400-4,000 | Export-economy supports premium |
| Category | % of Grey Cost | 10 Marla Example (Rs 1.2 Cr) |
|---|---|---|
| Cement | 15-18% | Rs 18-22 Lac |
| Steel (rebar) | 18-22% | Rs 22-26 Lac |
| Bricks | 10-13% | Rs 12-15 Lac |
| Sand + crush | 5-7% | Rs 6-8 Lac |
| Doors/windows openings (frames) | 3-5% | Rs 4-6 Lac |
| Plumbing + electric rough-in | 8-10% | Rs 10-12 Lac |
| Skilled labor | 22-26% | Rs 26-31 Lac |
| Unskilled labor | 5-8% | Rs 6-10 Lac |
| Contractor fee | 5-8% | Rs 6-10 Lac |
| Aspect | Grey Structure Contract | Turnkey Contract |
|---|---|---|
| What's included | Shell only | Complete, move-in ready |
| Total cost (10 marla) | Rs 1-1.5 Cr | Rs 1.8-3 Cr |
| Owner involvement | High (manages finishing) | Low (move in) |
| Material control | Owner selects all finishing | Contractor specs (or owner-specified premium) |
| Timeline | 6-8 months grey + 6-12 months finishing | 12-18 months total |
| Best for | Hands-on owners, phased budget | Time-poor owners, predictable schedule |
Grey if you want to control finishing decisions, phase the build, or buy materials directly. Turnkey if you want a single contractor accountable for the whole build + predictable timeline.
Steel + cement market fluctuation (15-20% YoY swings). Plot conditions (filling, water table). Structural complexity (basement, span). Quality grade chosen.
Possible 5-10% saving on bulk cement + steel if you have time + connections. Risk: storage, theft, schedule misalignment with contractor.
Basement (add Rs 25-100 Lac depending on size). Premium structural design (architect-specced extra steel/concrete). Difficult plot conditions (water table, fill).
