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 ₹8,999/sq.ft (₹1.39 Cr BSP) typically lands at ₹1.60–1.68 Cr all-in. Use the calculator below to get the number for your exact configuration.
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All-In Cost Breakdown
What's Actually in That Number
BSP — Base Sale Price
BSP is the headline "₹8,999/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 |
|---|---|---|---|---|
| 3 BHK | 1550 sq.ft | ~₹1.39 Cr | ~₹1.62 Cr | +~17% |
| 3 BHK | 1850 sq.ft | ~₹1.66 Cr | ~₹1.94 Cr | +~17% |
| 3 BHK Large | 2000 sq.ft | ~₹2.00 Cr | ~₹2.34 Cr | +~17% |
| Duplex Penthouse | 2850 sq.ft | ~₹2.61 Cr | ~₹3.05 Cr | +~17% |
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): within 30–60 days of 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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📞 Call Sachin 💬 WhatsAppRelated Reading
- EMI Calculator — 30:40:30 Plan
- Price List & Floor Plans
- Booking Process — 9 Steps
- Home Loan Guide — YEW 2026
- Due-Diligence Checklist — Before You Pay
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 ₹8,999/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.