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.

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 Cost Calculator

The short 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 is supported below.

For Eldeco Echoes of Eden (RERA UPRERAPRJ125342/02/2026), 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 (canonical numbers on eldecoeoe.com/facts). A 3 BHK 1,550 sq.ft at launch BSP of ₹9,300/sq.ft (₹1.45 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 1,550 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	1,250 sq.ft	~₹1.16 Cr	~₹1.38 Cr	+~18%
3 BHK + 2T	1,550 sq.ft	~₹1.45 Cr	~₹1.70 Cr	+~18%
3 BHK + 3T	1,850 sq.ft	~₹1.72 Cr	~₹2.04 Cr	+~18%
4 BHK Penthouse	2,700 sq.ft	~₹2.51 Cr	~₹3.00 Cr	+~18%
4 BHK Grand Penthouse	3,150 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

“You never need to front the full ~₹1.6 Cr in one go.”

Cash-flow timing — 30:40:30 construction-linked plan

Booking (10% of BSP): direct booking, no separate EOI — within 30–60 days of the initial token
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 plan your loan sanction and own-funds timing around these milestones, not around a single lump sum.

Disclaimer: Vidastu Advisory (UP-RERA Agent UPRERAAGT000309/01/2026) is an authorized channel partner for Eldeco Echoes of Eden (UPRERAPRJ125342/02/2026). All figures shown are indicative BSP-to-all-in workings based on launch pricing, GST, UP stamp duty, registration, IBMS, club and parking as published at the time of writing, and are subject to change. Verify all details, including the current stamp-duty rebate, on the UP-RERA portal and with the sub-registrar before purchase. This is not financial or investment advice.

Eldeco EOE — total all-in cost, calculated live