Complete BOQ and Building Estimation 35 x 65 House Plan Single-Storey

Building a 10 Marla house is one of the most practical choices for families in Pakistan who want a comfortable single-story home without the complications of multi-level construction. A 35 × 65 plot (roughly 2275 square feet) gives you enough room for a well-designed 3-bedroom layout with open living spaces, a kitchen, baths, a car porch, and a small lounge or drawing area. When done right, this size delivers a solid, livable home that feels spacious yet remains cost-effective.

This guide walks you through a complete Bill of Quantities (BOQ) and detailed building estimation based on a real 10 Marla single-storey house plan. The figures come from actual measurement take-offs for excavation, concrete, brickwork, reinforcement, plaster, flooring, doors, windows, and finishing. Use these numbers as a realistic baseline. Always get local rates and a site-specific survey before finalizing your budget.

Understanding the 35 × 65 Layout

The plan typically includes:

• Three bedrooms (one master with attached bath)
• Spacious lounge and dining area
• Open kitchen
• Two bathrooms
• Car porch
• Principal main entrance
• Covered area around 1610 sq ft (as measured in the estimation)

Dimensions on the drawings show clear room sizes such as Bedroom 15'-4½" × 12'-6", Lounge 12'-4½" × 11', Dining 12' × 11', and so on. The foundation and wall lines (L1 to L11, S1 to S8) are carefully measured so quantities can be calculated accurately.

Detailed Estimation Breakdown

1. Earthwork & Foundation Excavation

Excavation for foundation trenches, including dressing and refilling, is the first major item.

Key quantities from the take-off:

• Multiple trench lengths (L1–L11 and S1–S8) with average depth of 3.5 ft
• Total excavation volume: 3438.41 cft
• Rate used in the example: Rs 7.68 per cft
• Cost: approximately Rs 26,407

Anti-termite treatment (Biflex or equivalent) is applied in three stages under floors and around the foundation. Covered area of 1610 sq ft at Rs 10 per sq ft adds another Rs 16,100.

Earth filling under floors (Bedroom 01, Bedroom 02, baths, kitchen, etc.) comes to roughly 640 cft.

2. Concrete & Foundation Work

• PCC (1:4:8) in foundation using crushed or broken stone: 945.12 cft
• Burnt brick work in foundation and plinth in 1:6 cement sand mortar: 1386.22 cft
• 1½" thick PCC (1:2:4) in DPC with two coats of hot bitumen and polythene: 242.34 sft

These items form the base of the structure and protect against dampness.

3. Superstructure Brickwork & RCC

• First-class brickwork in 1:4 cement sand mortar for walls: 2119.25 cft
• Reinforced cement concrete (1:2:4) in roof slab, lintels, columns, beams, etc.: 978.06 cft
• Mild steel round bars as reinforcement (including cutting, bending, binding and placing): 6601.91 cwt (this is a significant cost driver)

Roof insulation with two coats of hot bitumen, 4" thick earth filling and 1" thick mud plaster is also included.

4. Flooring & Plaster

• Sand under floors: 586.97 cft
• Cement concrete (1:4:8) as under layer of floors: 387.40 cft
• 1½" thick cement concrete (1:2:4) as top layer of floors, finished smooth: 1199.06 cft
• ½" thick (1:3) cement sand plaster to walls, finished smooth: 7015.66 sft

5. Doors, Windows & Finishing

• 1½" thick wooden doors with chowkat: 336 sft
• Glazed and gauze windows: 305.50 sft
• Three coats of painting to doors, windows and woodwork
• Three coats of distempering / white washing to internal walls
• Three coats of weather-shield paint to external walls

This figure covers the major structural and finishing items shown in the BOQ. It does not include electrical wiring, plumbing, sanitary fittings, kitchen cabinets, tiles of higher quality, boundary wall, gate, or professional fees. In most Pakistani cities these additional items can easily add another 25–40 % depending on the level of finishes you choose.

Important Points for Accurate Estimation

• Rates used in this BOQ are illustrative and based on the spreadsheet data. Construction material prices (especially steel, cement and timber) fluctuate frequently. Always update rates with current local market prices.
• Quantities are derived from actual length × breadth × depth measurements of the foundation and walls. Small changes in plan or depth will affect volumes.
• The covered area of 1610 sq ft is a useful benchmark. Many contractors quote on a per-square-foot basis for the entire house once the detailed design is finalized.
• Labour rates, wastage factors (usually 5–10 % for bricks and steel), and transportation costs should be added separately if not already included in the rates.

Practical Tips Before You Start

1. Get the architectural and structural drawings approved by a qualified engineer.
2. Conduct a soil test if the plot has any history of waterlogging or weak soil.
3. Decide early on the quality of doors, windows, tiles and paint — these items have a big impact on both cost and final appearance.
4. Keep a 10–15 % contingency for unforeseen expenses.
5. Compare at least three detailed quotations from reputable contractors rather than relying only on a per-square-foot rate.

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A well-planned 35 × 65 single-storey house on a 10 Marla plot can give your family a comfortable, functional home for many years. The BOQ above provides a transparent, item-wise picture of where the money goes. Use it as a reference, update the rates, and work with professionals who understand both the drawings and the local market.