The headline range
A 3BHK uses the same basic, mid and premium specification levels as our 2BHK cost breakdown. There are simply more rooms. At ₹8 to ₹11 lakh you get a well-made kitchen, wardrobes in three bedrooms, a TV unit, basic ceilings, electrical and painting. At ₹12 to ₹16 lakh the carcass grades, hardware and lighting plan improve and storage expands. Above that, you are adding veneer, stone, custom loose furniture and detailed ceilings.
Where the money goes
| Item | What drives it |
|---|---|
| Modular kitchen | Layout, carcass grade, shutter finish and accessories. A 3BHK kitchen is often parallel or U-shaped. |
| Wardrobes (3 bedrooms) | Running feet, loft or no loft, sliding or hinged shutters, internal fittings |
| False ceiling and electrical | Area, number of levels, cove lighting and number of points |
| TV unit and living storage | Wall length, panelling and stone or veneer use |
| Painting | Wall condition, putty work and paint grade |
| Bathrooms (if renovated) | Waterproofing, tiling, fittings and plumbing changes |
As in smaller flats, the kitchen and wardrobes together usually take more than half the budget. Our kitchen cost guide shows kitchen ranges by layout, and the false ceiling guide gives per square foot rates.
What pushes a 3BHK over budget
- Bathroom renovation added mid-way. Three bathrooms opened up after the interior work has started is the most common budget shock. Decide at the start. See bathroom renovation.
- Rewiring. In flats built before the mid-1990s, the wiring often cannot carry modern loads. Our rewiring page explains why.
- Walk-in wardrobes and custom furniture. A walk-in wardrobe in the master bedroom adds significantly to the joinery cost.
- Design changes after work starts. Every change after the drawings are frozen costs labour twice.
Design fee
Some firms charge a separate design fee, typically ₹25,000 to ₹1.5 lakh, and then execute at cost-plus. Others include design in the execution price. Compare total delivered cost rather than the fee. Our cost per square foot guide explains how to compare quotations.
Timeline
A full 3BHK typically takes 12 to 16 weeks once the design is frozen, longer if bathrooms and rewiring are included. Society working-hour restrictions in Mumbai buildings are the most common cause of overruns.
Getting a real number
A 3BHK has too many variables for a rate card. A measured survey that checks the walls, wiring and plumbing, followed by an itemised quotation with every material named, is the only way to get a figure that holds. That is what our free site visit includes.