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 of 1,550 sq.ft is priced at ₹10,999 per sq ft* super area, plus other charges, as on 24 September 2026. The all-in figure for your exact unit comes on the dated cost sheet, on WhatsApp, in writing. 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.
All-in cost breakdown
What’s actually in that number
BSP — Base Sale Price
BSP is the headline “₹10,999/sq.ft* super area, plus other charges, 24 September 2026” 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, 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, 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 | on the dated cost sheet | on the dated cost sheet | +~18% |
| 3 BHK + 2T | 1,550 sq.ft | on the dated cost sheet | on the dated cost sheet | +~18% |
| 3 BHK + 3T | 1,850 sq.ft | on the dated cost sheet | on the dated cost sheet | +~18% |
| 4 BHK Penthouse | 2,700 sq.ft | on the dated cost sheet | on the dated cost sheet | +~18% |
| 4 BHK Grand Penthouse | 3,150 sq.ft | on the dated cost sheet | on the dated cost sheet | +~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.