Eldeco EOE Total Cost Calculator: BSP to All-In

Quick Answer

Eldeco EOE's total cost adds GST (5%), UP stamp duty (7%), registration (1%), PLC, parking, club and IBMS on top of the BSP. There is no single published all-in figure; every configuration gets its own dated cost sheet on WhatsApp.

Short answer: BSP is the base rate only. GST (5%), UP stamp duty (7%), registration (1%), PLC, parking, club membership and IBMS all add to it before you reach your total. Eldeco Echoes of Eden's current BSP is ₹11,000 per sq ft* super area, plus other charges, as on 8 October 2026. The exact number for your configuration comes on a dated cost sheet, on WhatsApp.

The Charge Heads That Make Up Your Total

BSP is the starting point. These are the heads that get added before you reach your total, in the order they typically appear on a cost sheet.

Charge Heads

BSP (base sale price)Per sq.ft rate on super area

PLC (floor / view premium)Where applicable

EDC / IDCBundled or itemised

ParkingPer covered slot

Club membershipOne-time

IBMSOne-time, refundable-with-adjustments

Agreement value (sub-total)BSP + PLC + EDC/IDC + parking + club + IBMS

GST5% of agreement value

Stamp duty7% of agreement value (6% female-ownership rebate)

Registration fee1% of agreement value

This page states the charge heads, not a worked total. The rupee amount for each head, and the total, depends on your configuration and floor. Request the dated cost sheet on WhatsApp for the exact number.

What's Actually in That Number

BSP, Base Sale Price

BSP is the headline per sq.ft rate you see in the brochure, multiplied by the super area (not carpet) of your unit. It is the largest single component of the total, typically 80 to 85% of it.

PLC — Preferred Location Charge

Premium floors (typically 10th and above), corner units, park-facing units, and penthouse-level floors carry a PLC, charged per sq.ft of super area. 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, it is charged per sq.ft of super area where itemised.

Parking

Covered-parking slots on premium projects are charged separately, 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. This is distinct from ongoing monthly maintenance. The figure for Eldeco Echoes of Eden sits on the dated cost sheet.

IBMS, Interest-Bearing Maintenance Security

A one-time deposit held by the developer or resident welfare association to fund maintenance, charged per sq.ft of super area. It earns interest and is refundable with adjustments. The rate for your unit sits on the dated cost sheet.

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.

Configurations at Eldeco Echoes of Eden

2 BHK + 2T, 1,250 sq.ft, sold out
3 BHK + 2T, 1,550 sq.ft
3 BHK + 3T, 1,850 sq.ft
4 BHK Penthouse, 2,700 sq.ft
4 BHK Grand Penthouse, 3,150 sq.ft

Each configuration's dated cost sheet, with BSP, PLC, parking, club, IBMS, GST, stamp duty and registration itemised, comes on WhatsApp. Actual cost depends on floor, PLC, view, parking allotment, and the 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 useful features of a 30:40:30 construction-linked plan: you never need to front the full amount in one go. Plan your loan sanction and own-funds timing around these milestones.

Want a Signed Cost Sheet for Your Exact Unit?

Give us the tower + floor you want — we'll pull a live RERA-matched cost sheet with every line item filled in.

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Frequently Asked Questions

What adds to BSP to reach the total cost?

GST (5%), UP stamp duty (7%, 6% with the female-ownership rebate), registration (1%), PLC, parking, club membership and IBMS all add to BSP. There is no single fixed percentage, since PLC depends on floor and view, stamp duty depends on ownership structure, and whether the developer bundles EDC into BSP or itemises it separately. The dated cost sheet for your configuration itemises each of these and comes on WhatsApp.

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.

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?

No. The brochure BSP 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 what is IBMS?

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 is a one-time, refundable-with-adjustments maintenance security deposit charged per sq.ft of super area, not a recurring charge. The exact rate for your unit sits on the dated cost sheet.

Eldeco EOE: what the cost sheet adds to BSP