Eldeco EOE Total Cost Calculator

Quick Answer

Interactive calculator: convert Eldeco EOE BSP to the real all-in cost including 5% GST, UP stamp duty 7%, registration 1%, IBMS, club, PLC and parking. Every Sector 22D configuration supported.

Short answer: For Eldeco Echoes of Eden, the all-in cost runs ~15–20% higher than the BSP once GST (5%), UP stamp duty (7%), registration (1%), IBMS, club membership, parking, and any floor-rise PLC are added. A 3 BHK 1550 sq.ft at launch BSP of ₹9,300/sq.ft (₹1.44 Cr BSP) typically lands at ₹1.60–1.68 Cr all-in. Use the calculator below to get the number for your exact configuration.

🧮 Eldeco EOE Total Cost Calculator

Start with a preset, then fine-tune the inputs for your specific unit.

Super area (sq.ft)

BSP (₹ per sq.ft)

Floor / view PLC (₹/sq.ft)

Higher floors & corner units carry PLC

Parking charge (₹ lakh)

Club membership (₹ lakh)

IBMS (₹ per sq.ft)

EDC / IDC (₹ per sq.ft)

GST rate (%)

5% for non-affordable under-construction

Stamp duty rate (%)

UP: 7% male / 6% female (indicative)

Registration fee (%)

All-In Cost Breakdown

BSP (base sale price)₹–

PLC (floor / view premium)₹–

EDC / IDC₹–

Parking₹–

Club membership₹–

IBMS₹–

Agreement value (sub-total)₹–

GST₹–

Stamp duty₹–

Registration fee₹–

TOTAL ALL-IN COST ₹–

Effective rate per sq.ft₹–

Premium over BSP-only–

What's Actually in That Number

BSP — Base Sale Price

BSP is the headline "₹9,300/sq.ft*" you see in the brochure, multiplied by the super-area (not carpet) of your unit. It's the largest single component — typically 80–85% of the all-in cost.

PLC — Preferred Location Charge

Premium floors (typically 10th and above), corner units, park-facing units, and penthouse-level floors carry a PLC of ₹100–₹300/sq.ft. Not every unit has a PLC — ground/mid-floor standard-orientation units often have PLC = 0.

EDC / IDC

External Development Charges / Infrastructure Development Charges levied by the authority (YEIDA in this case). Sometimes bundled into BSP by the developer; sometimes itemised separately on the cost sheet. For Yamuna Expressway premium projects, typical if itemised is ₹100–₹200/sq.ft.

Parking

Covered-parking slots on premium projects are charged separately — typically ₹3–₹5 lakh per slot. A 3 BHK unit usually comes with one covered spot; additional spots (for a second car) cost the same again. Penthouses often include 2 spots.

Club Membership

One-time lifetime club fee that gives you access to the clubhouse, pool, gym, courts, and community spaces. Yamuna Expressway premium projects typically run ₹2–₹5 lakh. This is distinct from ongoing monthly maintenance.

IBMS — Interest-Bearing Maintenance Security

A one-time deposit held by the developer / resident welfare association to fund maintenance. Typical ₹50–₹100/sq.ft. For a 1550 sq.ft unit at ₹75/sq.ft, that's ₹1.16 lakh. It earns interest and is refundable with adjustments.

GST

For non-affordable under-construction residential property, GST is 5% of the agreement value with no input-tax credit. Affordable housing attracts 1% GST, but EOE's ticket size places it above the affordable threshold. Ready-to-move (post-OC) purchase = zero GST.

Stamp Duty + Registration

UP stamp duty is 7% of agreement value for male or joint buyers; a 1% rebate typically applies for female sole ownership (check the current notification). Registration fee is 1%. So effective rate is 8% for most buyers, 7% where the female-rebate applies. These are paid at the sub-registrar at the time of registration.

Quick Reference: All-In Cost for Each EOE Configuration

Unit	Super area	BSP only	Typical all-in	Uplift
2 BHK + 2T — Sold Out	1250 sq.ft	~₹1.16 Cr	~₹1.38 Cr	+~18%
3 BHK + 2T	1550 sq.ft	~₹1.44 Cr	~₹1.70 Cr	+~18%
3 BHK + 3T	1850 sq.ft	~₹1.72 Cr	~₹2.04 Cr	+~18%
4 BHK Penthouse	2700 sq.ft	~₹2.51 Cr	~₹3.00 Cr	+~18%
4 BHK Grand Penthouse	3150 sq.ft	~₹2.93 Cr	~₹3.50 Cr	+~18%

Indicative only — actual cost depends on floor PLC, view, parking allotment, and prevailing stamp-duty rebate at time of registration.

Budget-Planning Tip: When Each Amount Is Due

    Cash-Flow Timing — 30:40:30 Construction-Linked Plan
    Booking (10% of BSP): paid directly at booking — no separate EOI
Remaining 20% of BSP + parking + club: on allotment
GST: charged on each instalment as paid, on agreement value
Stamp duty + registration: one-time, at registration (typically on AFS)
40% of BSP: across construction milestones
30% + IBMS: at possession / handover

  

This staggered flow is one of the most under-appreciated benefits of a 30:40:30 CLP: you never need to front the full ~₹1.6 Cr in one go. Plan your loan sanction and own-funds timing around these milestones.

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Frequently Asked Questions

Why is the all-in cost 17% higher than BSP?

The compounding of 5% GST + 8% stamp duty & registration + parking + club + IBMS + (if applicable) PLC adds up to roughly 15–20% on top of BSP for an apartment in this ticket range. It varies by floor (PLC), ownership structure (female stamp-duty rebate) and whether the developer bundles EDC into BSP or itemises it.

Can I avoid GST?

The only way to avoid GST is to buy ready-to-move (post-OC) property — which by definition means buying from a reseller, not from the developer in a pre-launch. Your resale price will reflect that no-GST advantage, so the seller generally captures it, not you.

Is stamp duty lower if I register in my wife's name?

UP state traditionally provides a stamp-duty rebate for female sole or primary owners. The exact rate and threshold change with each state notification — confirm the current rule at the sub-registrar or with us before deciding ownership structure. Savings can be ₹1.5–2 lakh on a ₹1.6 Cr transaction.

Is the all-in cost loan-eligible or only the BSP?

Banks typically sanction up to 80% of the agreement value (BSP + PLC + EDC + parking + club). GST, stamp duty and registration are paid from your own funds. Your cash-requirement planning should account for this split — the "20% down payment" is actually closer to 30% when you add the statutory charges.

Does Eldeco include PLC in the brochure price?

The brochure BSP of ₹9,300/sq.ft* does not include PLC. PLC is charged on top based on floor, view, corner unit and park-facing premium. Lower floors with standard orientation often have PLC = 0; upper floors and corner units are where the PLC adds up.

What's the exact stamp-duty rate (male vs female) and the IBMS cost for the entry-tier unit?

UP stamp duty is 7% of agreement value for a male or joint buyer, with a 1% concession when the property is registered solely in a woman's name — an effective 6%. Neither this page nor our other Eldeco EOE pages document a rupee cap on that concession, so confirm the current notification (and any cap) with the sub-registrar before relying on it. Registration is a further 1% regardless of ownership structure. Separately, IBMS on the entry-tier 3 BHK+2T (1,550 sq.ft) at the calculator's default ₹75/sq.ft comes to exactly ₹75 × 1,550 = ₹1,16,250 — a one-time, refundable-with-adjustments security deposit, not a recurring charge.

Eldeco EOE — Total All-In Cost Calculator