The Real All-In Cost of Gulshan Empire — PLC, IFMS, GST & Registry, Itemised
The ₹10,500/sq ft headline is where the cost starts. Here is the honest build-up at Gulshan Empire, Wave City — the floor-wise PLC ladder (where higher floors cost less), the optional charges, what falls due at possession, and the GST, stamp-duty and registration layer — itemised to an all-in figure with two worked examples. All charges are on saleable area; GST is extra on everything.
Figures per the developer's price list (w.e.f. 4 May 2026), subject to change · Project RERA: UPRERAPRJ166511/05/2026 (as filed by the developer) · Verify on up-rera.in
Marketed by Vidastu Advisory · UP-RERA Agent UPRERAAGT000309/01/2026 · No buyer-side fees
Beyond the ₹10,500/sq ft base selling price (BSP), expect a floor-and-facing PLC, possession-day dues (IFMS ₹50/sq ft, advance maintenance, club and utility connections), and a statutory layer — 5% GST, UP stamp duty (7% male / 6.5% joint / 6% female) and 1% registration. The BSP already bundles 3 KVA power back-up, one car park and club membership. All on saleable area; GST extra. Per the developer's price list (w.e.f. 4 May 2026), subject to change — confirm on the written cost sheet. Last updated: 5 June 2026.
List Price Is the Start, Not the End.
Most listings quote one number — the BSP — and let the rest surface on the cost sheet later. We do the opposite: lay every head on the table, so the all-in figure is no surprise at booking or at possession.
At Gulshan Empire the base selling price (BSP) is ₹10,500/sq ft on saleable area, which puts the 3 BHK (2,075 sq ft) at ₹2,17,87,500 and the 4 BHK (2,750 sq ft) at ₹2,88,75,000 before anything else. To that you add a PLC for floor and facing, any optional extras you choose, the possession-day dues, and the statutory charges (GST, stamp duty, registration). One genuinely buyer-friendly point: the BSP here already includes 3 KVA power back-up, one covered car park and club membership — heads that are commonly billed on top elsewhere.
The cost heads, in one place
| Head | What it is |
|---|---|
| BSP | ₹10,500/sq ft (incl. 3 KVA, 1 parking, club) |
| PLC | floor + facing (no separate floor-rise) |
| Optional | extra parking / power / fit-out |
| At possession | IFMS, advance maint., club, utilities |
| Statutory | GST 5%, stamp duty, registration, TDS |
All on saleable area; GST extra on everything. Per the developer's price list (w.e.f. 4 May 2026), subject to change — confirm on the written cost sheet. See the full price build-up.
Three Things That Are Often Extras — Here They're In.
Read any cost sheet carefully and you will usually find power back-up, parking and club membership listed as separate, chargeable lines. At Gulshan Empire, the developer's price list folds all three into the ₹10,500/sq ft BSP — so they are not additional asks at booking.
3 KVA power back-up
A 3 KVA DG back-up allocation per apartment is included in the BSP. Need more capacity? That is the only part you pay extra for — see the optional table below.
One covered car park
One covered parking space comes with the unit in the BSP. A second (or a back-to-back/stack) space is optional and priced separately.
Club membership
Membership of the clubhouse is included in the BSP. Note this is the membership itself — the first year of club usage is still collected at possession, as is normal.
Inclusions per the developer's price list (w.e.f. 4 May 2026), subject to change — confirm on the written cost sheet. The first-year advance club-usage charge at possession is separate from the included membership.
Higher Floors Cost Less. Really.
There is no separate floor-rise charge at Gulshan Empire. Floor pricing is handled entirely by the preferential-location charge (PLC) — and it is inverted: the lower bands carry the higher PLC, tapering to nothing from the 26th floor up. Facing premiums are additive on top. All on saleable area.
Floor-wise PLC (additive, per sq ft)
| Floor band | PLC / sq ft |
|---|---|
| Ground – 5th | ₹500 |
| 6th – 10th | ₹400 |
| 11th – 15th | ₹300 |
| 16th – 20th | ₹200 |
| 21st – 25th | ₹100 |
| 26th and above | FREE (₹0) |
Inverted ladder — lower floors pay more, higher floors pay less on this head.
Facing PLC (additive, per sq ft)
| Facing / position | PLC / sq ft |
|---|---|
| Park-facing or pool-facing | +₹300 |
| Corner or road-facing | +₹250 |
The two heads add up. A high unit on a good aspect is the sweet spot: a 26th-or-higher park-facing flat pays only the ₹300 park PLC and nothing on the floor head — the cheapest combination of preference and altitude in the building.
Facing availability is unit-specific and limited. Per the developer's price list (w.e.f. 4 May 2026), subject to change — confirm on the written cost sheet.
Only If You Choose Them.
These are genuinely optional. Skip them and they never reach your cost sheet. The fit-out package, in particular, is a voluntary handover-ready upgrade — useful if you would rather not run a separate interior fit-out.
Parking & power
| Item | Charge |
|---|---|
| Extra covered parking — single (lower basement) | ₹5,00,000 |
| Extra covered parking — single (upper basement) | ₹6,00,000 |
| Extra parking — back-to-back (lower basement) | ₹8,00,000 |
| Extra parking — back-to-back (upper basement) | ₹10,00,000 |
| Extra power back-up | ₹30,000 / KVA |
One covered parking and 3 KVA back-up are already in the BSP; these are additional only.
Voluntary fit-out package — ₹500/sq ft
A handover-ready interior package on saleable area, covering:
- Modular-kitchen woodwork (excludes appliances)
- One wardrobe per bedroom and per washroom
- Split air-conditioners — 1.5 T in bedrooms, 2.0 T in the drawing room
Optional. On a 2,075 sq ft 3 BHK that is about ₹10.4 lakh; on a 2,750 sq ft 4 BHK about ₹13.75 lakh, before GST. Per the developer's price list (w.e.f. 4 May 2026), subject to change — confirm on the written cost sheet.
The Handover Demand, Decoded.
These dues fall due near handover — separate from your EMI and from the BSP/PLC you have been paying through construction. Several are pro-rata (apportioned to your unit's share), and most are recurring services collected one year in advance.
| Head | Basis | Note |
|---|---|---|
| IFMS (Interest-Free Maintenance Security) | ₹50 / sq ft | One-time, refundable corpus held by the owners' association |
| Advance maintenance | 1 year, in advance | Running the common areas and services |
| Advance club usage | 1 year, in advance | Separate from the membership included in BSP |
| Water & sewerage connection | pro-rata | Apportioned to your unit's share |
| Common-area electricity connection | pro-rata | Apportioned to your unit's share |
| Piped gas (IGL) | pro-rata | Connection / infrastructure charge |
| Stamp duty & registration | statutory | See the statutory section below |
IFMS on a 2,075 sq ft 3 BHK is about ₹1,03,750; on a 2,750 sq ft 4 BHK about ₹1,37,500. Advance-maintenance, club-usage and utility figures are quoted on the possession demand and are not fixed per sq ft on the price list — ask for them in writing. Per the developer's price list (w.e.f. 4 May 2026), subject to change — confirm on the written cost sheet.
Set by the Government, Not the Developer.
This layer applies to most under-construction homes and is fixed by statute, not negotiable with the builder. Rates below are statutory rates as of June 2026 — confirm the exact figures at execution, since the registry applies the rate in force on the day you register.
GST — 5% without input tax credit. An under-construction premium (non-affordable) residential flat attracts 5% GST without ITC; the 1% concessional rate is reserved for affordable housing capped at ₹45 lakh and small carpet areas, which the Empire units exceed comfortably — so the 5% rate applies here. GST is charged on the construction component; because land is not a supply, one-third of the agreement value is notionally treated as land, so the effective incidence on the full price is around 3.75%, though the cost sheet will state 5% on the taxable value. GST does not apply to a ready flat that already has its occupancy certificate.[1]
UP stamp duty & registration. In Ghaziabad, UP stamp duty is 7% for a male sole buyer, 6.5% for a joint male-plus-female purchase and 6% for a female sole buyer; registration is 1% of value. The state's 1% women's rebate is capped at properties up to ₹1 crore — the Empire units sit well above that, so a woman buyer here is charged the standard 6% rather than the rebated 5%, and the older flat ₹10,000 rebate (for sole-woman residential property up to ₹10 lakh) does not apply either.[2]
TDS — buyer deducts 1%. Where the consideration (or stamp-duty value) is ₹50 lakh or more, the buyer deducts 1% TDS from the payment to the seller and deposits it with the government — on the whole consideration, not just the slice above ₹50 lakh. This is not an extra cost on top; it is a slice of the price routed to the tax department. The familiar Section 194-IA / Form 26QB framework applies to payments up to 31 March 2026, with the successor provisions under the Income-tax Act, 2025 applying from 1 April 2026 — verify the current rule and form when you transact.[3]
Delay interest, if a buyer defaults. Per the price list, late payment by the buyer carries interest at the SBI home-loan MCLR + 1% per annum, the rate prescribed under UP-RERA. With SBI's one-year MCLR in the high-8% region in June 2026, that is an indicative cost in the order of ~10% p.a. on overdue sums — a reason to align your draw-downs with the demand schedule.[4]
Statutory rates at a glance
| Charge | Rate (June 2026) |
|---|---|
| GST (premium under-construction) | 5%, no ITC |
| GST (affordable, ≤ ₹45 L) | 1%, no ITC — N/A here |
| Stamp duty — male sole | 7% |
| Stamp duty — joint (M+F) | 6.5% |
| Stamp duty — female sole | 6% |
| Women's 1% rebate | only ≤ ₹1 Cr — N/A here |
| Registration | 1% |
| TDS (buyer deducts, ≥ ₹50 L) | 1% |
| Buyer-default interest | SBI MCLR + 1% p.a. |
Statutory rates as of June 2026 — confirm at execution. Stamp duty and registration are computed on the higher of consideration or circle-rate value.
Sources. [1] GST on under-construction property (5% premium / 1% affordable, no ITC; land one-third deduction): Razorpay — GST on Flat Purchase 2026, NoBroker — GST on Under-Construction Property 2026. [2] UP stamp duty (7% male / 6% female / 6.5% joint; registration 1%; 1% women's rebate capped at ₹1 Cr): ClearTax — Stamp Duty in UP 2026, 99acres — UP 1% women's stamp-duty rebate. [3] TDS 1% on property ≥ ₹50 L (Section 194-IA to 31 Mar 2026; Income-tax Act 2025 successor from 1 Apr 2026): Income Tax Department — TDS on Purchase of Immovable Property, ClearTax — Section 194-IA. [4] SBI one-year MCLR (high-8% band, June 2026): BankBazaar — SBI MCLR Rates, 5 Jun 2026.
From Headline to All-In, Line by Line.
Two realistic units, built up head by head. We mark the registry as an estimate (it is computed on the day, on the higher of consideration or circle-rate value) and stop before advance maintenance, club and utility connections, which are quoted on the possession demand. Stamp duty shown at the male-sole 7% rate; a joint purchase at 6.5% lands a little lower.
Example A — 3 BHK, 26th-or-higher, park-facing
2,075 sq ft · the editorial sweet spot: top band, good aspect.
| Head | Working | Amount |
|---|---|---|
| BSP | 2,075 × ₹10,500 | ₹2,17,87,500 |
| PLC — floor (26th+) | 2,075 × ₹0 | ₹0 |
| PLC — park-facing | 2,075 × ₹300 | ₹6,22,500 |
| Sub-total (BSP + PLC) | ₹2,24,10,000 | |
| GST @ 5% (no ITC) | on ₹2,24,10,000 | ₹11,20,500 |
| IFMS @ ₹50/sq ft | 2,075 × ₹50 | ₹1,03,750 |
| Running total (pre-registry) | ₹2,36,34,250 | |
| Stamp duty @ 7% (est.) | on ₹2,24,10,000 | ≈ ₹15,68,700 |
| Registration @ 1% (est.) | on ₹2,24,10,000 | ≈ ₹2,24,100 |
| All-in estimate | ≈ ₹2,54,27,050 | |
| TDS @ 1% (within price) | buyer deducts | ₹2,24,100 |
Joint (6.5%) all-in ≈ ₹2,53,15,000. Excludes optional extras and advance maintenance/club/utility connections.
Example B — 4 BHK, 4th floor, corner
2,750 sq ft · lower band, so the higher floor PLC plus corner.
| Head | Working | Amount |
|---|---|---|
| BSP | 2,750 × ₹10,500 | ₹2,88,75,000 |
| PLC — floor (4th, G–5th band) | 2,750 × ₹500 | ₹13,75,000 |
| PLC — corner | 2,750 × ₹250 | ₹6,87,500 |
| Sub-total (BSP + PLC) | ₹3,09,37,500 | |
| GST @ 5% (no ITC) | on ₹3,09,37,500 | ₹15,46,875 |
| IFMS @ ₹50/sq ft | 2,750 × ₹50 | ₹1,37,500 |
| Running total (pre-registry) | ₹3,26,21,875 | |
| Stamp duty @ 7% (est.) | on ₹3,09,37,500 | ≈ ₹21,65,625 |
| Registration @ 1% (est.) | on ₹3,09,37,500 | ≈ ₹3,09,375 |
| All-in estimate | ≈ ₹3,50,96,875 | |
| TDS @ 1% (within price) | buyer deducts | ₹3,09,375 |
Joint (6.5%) all-in ≈ ₹3,49,42,188. Excludes optional extras and advance maintenance/club/utility connections.
Both examples are illustrative. BSP and PLC are per the developer's price list (w.e.f. 4 May 2026), subject to change. GST, stamp duty and registration are statutory rates as of June 2026, computed on the higher of consideration or circle-rate value — confirm at execution. The notice the example makes plain: the cheaper-on-paper higher floor (Example A) carries almost no PLC, while the lower-floor unit (Example B) pays the full floor ladder plus corner — the inverse of the usual floor-rise instinct. Get your own line-item working on the price page or the payment plan.
Five Questions to Ask First.
A cost sheet is a quotation, not a contract — the Agreement for Sale governs. Put these five to the sales desk, in writing, before you commit a rupee.
- What exactly is in the BSP? Confirm in writing that the 3 KVA back-up, one covered parking and club membership are included — and that no parking, PLC or club line has been double-counted.
- Which PLC applies to this specific unit? Ask for the floor band and the facing premium for the exact flat number, not a typical figure. A high-floor unit on a plain aspect can be materially cheaper.
- What is the full possession-day list, with amounts? Get IFMS, one year of advance maintenance, one year of club usage and every pro-rata utility connection quoted as numbers, not just named.
- On what value is stamp duty computed? It is the higher of your consideration or the circle rate. Ask the desk to estimate it on the current Ghaziabad circle rate so the registry figure is not a surprise.
- Where does my money go, and is it the RERA escrow? The price list directs payments to the Gulshan Empire Estate LLP collection account at ICICI Bank, Raj Nagar (A/c 777705628601) — printed on the sheet, a transparency point. Confirm this is the project's RERA-designated account and that at least 70% of receipts sit in escrow per the Act before you transfer.
We have not independently audited or escrow-verified the bank account above; it is reproduced from the developer's price list. Always confirm the live RERA-designated account on the registered documents and the UP-RERA portal before paying.
List Price Is the Start, Not the End.
Tell us your preferred configuration, floor and aspect, and we'll send the all-in build-up — BSP, PLC, optional extras, possession-day dues and the statutory layer — on one sheet, so the final figure is no surprise. And the list price is exactly that: a starting point. We negotiate with the developer on your behalf — no buyer-side fees.
We don't draft your registry or compute your tax; we share the developer cost sheet, flag every add-on, and can introduce you to lenders and a CA. Brokerage is paid by the developer.
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The Rest of the Money Picture.
The cost is one half; how you pay it is the other. These pages cover the build-up, the plan, the booking and the financing — and the project facts behind them all.
Full price breakdown
BSP, PLC and the all-in build-up — with the arithmetic shown.
Payment plan
EOI, booking, construction-linked milestones and the RERA escrow.
EOI process
Indicative EOI, adjusted into the booking. Terms in writing.
Home loan & EMI guide
Indicative EMIs, eligibility math and CLP disbursement for the 3 & 4 BHK.
RERA verification
How to confirm UPRERAPRJ166511/05/2026 on up-rera.in in two minutes.
Facts sheet
The verified project facts — RERA, promoter, location and configurations.
This guide is general information for buyers, not financial, tax or legal advice. All cost heads, inclusions and amounts are per the developer's price list (w.e.f. 4 May 2026) as reproduced to us and are indicative and subject to change without notice; all charges are stated on saleable area, with GST extra. Statutory figures — GST, stamp duty, registration and TDS — are the rates we could verify as of June 2026 and are applied on the day of execution on the higher of consideration or circle-rate value; confirm them at registration. The bank account named is reproduced from the price list and has not been independently escrow-verified by us. Confirm every figure on the written cost sheet and the Agreement for Sale, statutory rates with the registry, tax treatment with a chartered accountant, and project details on the registered documents and the UP-RERA portal.
Additional Charges — FAQ
What are the additional charges on a Gulshan Empire flat over the base price?
Over the ₹10,500/sq ft base selling price (BSP), the main add-ons are: a floor-and-facing PLC (preferential-location charge), any optional extras you choose (a second parking, extra power back-up, the fit-out package), the possession-day dues (IFMS at ₹50/sq ft, one year of advance maintenance and club usage, and pro-rata utility connections), and the statutory layer — GST, stamp duty and registration. Helpfully, the BSP here already includes 3 KVA power back-up, one covered car park and club membership, which are billed as extras on many other projects. All charges are calculated on saleable area, and GST is extra on everything. These are per the developer's price list (w.e.f. 4 May 2026), subject to change — confirm on the written cost sheet.
Is there a floor-rise charge at Gulshan Empire?
No. There is no separate floor-rise charge. Floor pricing is handled entirely by the preferential-location charge (PLC), and unusually it is inverted — lower floors carry a higher PLC and it tapers as you go up: ₹500/sq ft for ground to 5th, ₹400 for 6th–10th, ₹300 for 11th–15th, ₹200 for 16th–20th, ₹100 for 21st–25th, and zero from the 26th floor upward. So higher floors actually cost less per square foot on this head. A 26th-or-higher park-facing unit pays only the ₹300 park-facing PLC and nothing on the floor head. Figures are per the developer's price list (w.e.f. 4 May 2026), subject to change — confirm on the written cost sheet.
What is IFMS and what else do I pay at possession?
IFMS is the Interest-Free Maintenance Security — a one-time, refundable corpus the apartment owners' association holds for major repairs. At Gulshan Empire it is charged at ₹50/sq ft of saleable area, payable at possession. Alongside it, the possession demand typically includes one year of advance maintenance, one year of advance club usage, water and sewerage connection charges, common-area electricity connection, piped-gas (IGL) charges (each on a pro-rata basis), and stamp duty and registration. Budget for these separately from your EMI — they fall due near handover. Amounts are per the developer's price list (w.e.f. 4 May 2026), subject to change — confirm on the written cost sheet.
How much is GST, stamp duty and registration on a Gulshan Empire flat?
These are statutory rates set by the government, not by the developer, and apply to most under-construction homes. GST on a premium (non-affordable) under-construction flat is 5% without input tax credit; the Empire units sit well above the ₹45 lakh affordable-housing cap, so the 5% rate applies. UP stamp duty in Ghaziabad is 7% for a male sole buyer, 6.5% for a joint male-plus-female purchase, and 6% for a female sole buyer — the 1% women's rebate is capped at properties up to ₹1 crore, so it does not reach units at this price. Registration is 1% of value. The buyer also deducts 1% TDS where the consideration is ₹50 lakh or more. These are statutory rates as of June 2026 — confirm the exact figures at execution.
What is the realistic all-in cost of a Gulshan Empire 3 BHK?
As an illustration on a 26th-or-higher park-facing 3 BHK of 2,075 sq ft: BSP at ₹10,500/sq ft is about ₹2.18 Cr, plus the ₹300/sq ft park PLC (around ₹6.2 lakh) gives roughly ₹2.24 Cr; add 5% GST (about ₹11.2 lakh) and IFMS at ₹50/sq ft (about ₹1.04 lakh) and you are near ₹2.36 Cr before the registry. Adding an estimated 7% stamp duty and 1% registration takes the all-in to roughly ₹2.54 Cr, before advance maintenance, club and utility connections. Treat every figure as an estimate; it is per the developer's price list (w.e.f. 4 May 2026) and statutory rates as of June 2026 — confirm on the written cost sheet and at execution.