Understanding Grey Structure to Finishing: A Complete Guide

“Grey structure PKR 1,600 per square foot ?”

You’re standing in a contractor’s office in Lahore, Karachi, or Islamabad, looking at a construction quote for your dream home. The number seems reasonable. Your 10 Marla house (2,250 sq ft) will cost PKR 36 lakhs. That’s your budget. Perfect!

You sign the contract. Construction begins. Six months later, the contractor says: “Grey structure is complete. Now we start finishing.”

You’re confused. “What do you mean? The house isn’t done?”

“Grey structure is done – walls, roof, everything. Now we need to do finishing – electrical, plumbing, flooring, paint, kitchen, bathrooms, doors, windows…”

Your heart sinks. “How much will that cost?”

“Another PKR 40-45 lakhs.”

WHAT ?!

Your PKR 36 lakh project just became PKR 76-81 lakhs. You didn’t budget for this. You don’t have the money. Your dream home sits incomplete, exposed to weather, gathering dust.

This scenario plays out hundreds of times every month across Pakistan. Families who thought they were getting a complete house for PKR X, discovering they’ve only paid for the skeleton.

At Dilaawar Interiors, we’ve seen this heartbreak too many times. Today, we’re ending the confusion with a complete, detailed breakdown of grey structure vs. finishing – what’s included, what it costs, timelines, and how to budget properly.

Building a house in Pakistan? Get FREE complete cost breakdown (grey structure + finishing) to budget properly! Contact Us Now

What is Grey Structure? (The Skeleton)

Definition:

Grey structure is the basic structural shell of a building – the foundation, walls, columns, beams, and roof. It’s called “grey” because it’s the raw concrete and plasterwork before any finishing touches.

Think of it as: The skeleton and skin of your house, but with no organs, nerves, or functioning systems yet.

What’s INCLUDED in Grey Structure:

1. FOUNDATION & PLINTH

• Excavation
• PCC (Plain Cement Concrete) bed
• RCC (Reinforced Cement Concrete) foundation
• Foundation walls
• Backfilling
• Plinth beam
• Plinth level completion

Materials: Cement, sand, aggregates, steel reinforcement bars (sarya)

Purpose: Supports entire building weight, transfers load to ground

2. BRICKWORK (Walls)

• Load-bearing walls
• Partition walls
• Boundary walls (sometimes extra)
• Door and window openings (left as per plan)

Materials: Bricks (9-inch or 4.5-inch), cement mortar

Purpose: Encloses space, divides rooms, provides structure

3. RCC WORK

• Columns (vertical support)
• Beams (horizontal support)
• Slabs (floors/roof)
• Lintels (above doors/windows)
• Staircases
• Chajjas (sun shades)

Materials: Concrete, steel reinforcement, shuttering (temporary)

Purpose: Structural strength, supports floors and roof

4. PLASTERING

• Internal walls (both sides)
• External walls (outside face)
• Ceiling (underside of slab)

Materials: Cement plaster or gypsum plaster

Thickness: 12-15mm typically

Purpose: Smooth surface, protection, base for paint

5. WATERPROOFING

• Roof waterproofing
• Sometimes bathroom/kitchen waterproofing (depends on contract)

Materials: Bitumen, chemical waterproofing, membrane

Purpose: Prevent water seepage, protect structure

What’s NOT INCLUDED in Grey Structure:

❌ Electrical wiring or points

❌ Plumbing pipes or fixtures

❌ Doors and windows (frames or shutters)

❌ Flooring (tiles, marble, etc.)

❌ Paint

❌ Kitchen (cabinets, countertop, sink)

❌ Bathrooms (fixtures, fittings, tiles)

❌ Grills, gates

❌ Any finishing work

You Get : A weatherproof shell with plastered walls and roof – but you cannot live in it.

Grey Structure Cost in Pakistan (2026):

Budget Grey Structure:

• Cost: PKR 1,200 – 1,500 per sq ft
• Quality: Basic materials, standard construction
• Materials: Local cement, standard bricks, basic steel

Standard Grey Structure:

• Cost: PKR 1,500 – 1,800 per sq ft
• Quality: Good materials, proper construction
• Materials: Branded cement (DG, Askari), quality bricks, proper steel (TMT bars)

Premium Grey Structure:

• Cost: PKR 1,800 – 2,200 per sq ft
• Quality: Premium materials, excellent construction
• Materials: Best cement, best bricks, high-grade steel

Example: 10 Marla House (2,250 sq ft built-up)

Standard Grey Structure:

• 2,250 sq ft × PKR 1,600/sq ft
• Total: PKR 36,00,000 (36 lakhs)

What You Get for PKR 36 Lakhs:

• Foundation complete
• All walls (external and internal)
• Roof slab
• Plastering (all walls, ceiling)
• Waterproofing (roof)
• Basic structure safe from rain

What You DON’T Get:

• Can’t turn on lights (no wiring)
• Can’t use water (no plumbing)
• Can’t walk on floor (no flooring, just rough slab)
• Can’t enter rooms (no doors)
• Can’t see outside (no windows)
• Can’t cook (no kitchen)
• Can’t use toilet (no bathroom fixtures)

Living in it: IMPOSSIBLE

What is Finishing? (The Organs & Systems)

Definition:

Finishing is everything that makes the grey structure livable – all the systems, surfaces, fixtures, and fittings that allow you to actually use the house.

Think of it as: The organs, nerves, blood vessels, and skin details that turn a skeleton into a functioning body.

What’s INCLUDED in Finishing:

1. ELECTRICAL WORK

Rough-In (First Stage):

• Concealed wiring (in walls/slabs)
• Conduits (pipes for wires)
• Junction boxes
• Distribution board (DB) installation
• Earthing system

Finishing (Second Stage):

• Switches and sockets installation
• Light fixtures
• Fan points
• AC points
• Geysers (if included)
• Doorbell, intercom

Materials: Copper wire, PVC conduits, MCBs, switches (brands: Schneider, Legrand, local)

Cost: PKR 350,000 – 600,000 (10 Marla house)

2. PLUMBING WORK

Rough-In:

• Water supply lines (concealed)
• Drainage lines
• Sewerage connections
• Soil pipes
• Vent pipes

Finishing:

• Fixtures (taps, showers, WCs, basins)
• Kitchen sink
• Water tanks (overhead, underground)
• Water heater connections
• Waste fittings

Materials: UPVC/PPR pipes, GI pipes, fixtures (brands: Grohe, Jaquar, local)

Cost: PKR 300,000 – 550,000 (10 Marla house)

3. FLOORING

Options:

Tiles:

• Local budget: PKR 80-150/sq ft
• Mid-range: PKR 150-300/sq ft
• Premium: PKR 300-600/sq ft

Marble:

• Local: PKR 200-400/sq ft
• Imported: PKR 600-1,500/sq ft

Total Area: ~2,250 sq ft (entire house)

Cost: PKR 450,000 – 900,000 (10 Marla, mid-range tiles)

4. DOORS & WINDOWS

Doors:

• Main door: PKR 25,000 – 80,000
• Internal doors: PKR 12,000 – 40,000 each
• Total doors (~10): PKR 250,000 – 500,000

Windows:

• Aluminum: PKR 250-450/sq ft
• UPVC: PKR 400-800/sq ft
• Total area (~200 sq ft): PKR 120,000 – 250,000

Total Doors & Windows: PKR 370,000 – 750,000

5. KITCHEN

Components:

• Cabinets (wall and base)
• Countertop (granite/marble/tiles)
• Sink and tap
• Backsplash tiles
• Electrical points
• Plumbing

Quality Levels:

Budget: PKR 150,000 – 300,000

Mid-Range: PKR 300,000 – 600,000

Premium: PKR 600,000 – 1,500,000+

Typical (Mid-Range): PKR 400,000

6. BATHROOMS

Per Bathroom:

• Floor tiles: PKR 40,000 – 100,000
• Wall tiles: PKR 30,000 – 80,000
• Sanitary ware (WC, basin, shower): PKR 30,000 – 100,000
• Fittings (taps, etc.): PKR 15,000 – 50,000
• Total per bathroom: PKR 115,000 – 330,000

10 Marla House (3 bathrooms):

• Budget: PKR 345,000
• Mid-Range: PKR 600,000
• Premium: PKR 900,000

Typical: PKR 600,000

7. PAINT

Options:

Budget:

• Local brands
• PKR 25-40/sq ft

Mid-Range:

• Berger, ICI, Nippon
• PKR 40-70/sq ft

Premium:

• Imported, textured
• PKR 70-150/sq ft

Total Paintable Area: ~8,000 sq ft (walls + ceiling, both sides)

Typical (Mid-Range): PKR 50/sq ft × 8,000 = PKR 400,000

8. GRILLS, GATES & BOUNDARY

Main Gate: PKR 80,000 – 250,000

Window Grills: PKR 200-400/sq ft × 200 sq ft = PKR 80,000 – 150,000

Boundary Wall: PKR 400-800/running ft (if not in grey structure)

Total: PKR 250,000 – 500,000

9. FALSE CEILING (Optional)

If Included:

• Gypsum board: PKR 150-300/sq ft
• POP: PKR 200-400/sq ft
• Area: Varies (living room, bedrooms)

Typical (Partial): PKR 150,000 – 400,000

10. MISCELLANEOUS

• Staircase railing: PKR 80,000 – 200,000
• Balcony railing: PKR 50,000 – 150,000
• Ventilators: PKR 30,000 – 80,000
• Final cleaning: PKR 20,000 – 50,000
• Touch-ups: PKR 30,000 – 80,000

Total Misc: PKR 210,000 – 560,000

TOTAL FINISHING COST (10 Marla House):

Budget Finishing: PKR 3,000,000 – 3,800,000 (PKR 1,333-1,689/sq ft)

Mid-Range Finishing: PKR 3,800,000 – 5,000,000 (PKR 1,689-2,222/sq ft)

Premium Finishing: PKR 5,000,000 – 7,000,000+ (PKR 2,222-3,111/sq ft)

Typical (Good Quality): PKR 4,000,000 (PKR 1,778/sq ft)

COMPLETE CONSTRUCTION COST BREAKDOWN

10 Marla House (2,250 sq ft) – COMPLETE:

Plus Additional Costs:

• Architect fees (3-5%): PKR 250,000 – 380,000
• Approvals/NOC: PKR 150,000 – 300,000
• Contingency (10%): PKR 760,000

GRAND TOTAL: PKR 8,760,000 – 9,040,000

Per Sq Ft (All Inclusive): PKR 3,893 – 4,018

Common Budget Mistake:

Family Budgets: PKR 50 lakhs (thinking it’s complete)

What They Get:

• Grey structure: PKR 36 lakhs ✓
• Finishing: PKR 40 lakhs needed ❌
• Shortfall: PKR 26 lakhs!

Result: House stuck incomplete, exposed to weather, money wasted, family stressed

STAGE-BY-STAGE TIMELINE

10 Marla House Construction Timeline:

TOTAL: 12-16 months (foundation to move-in ready)

PHASE 1: GREY STRUCTURE (5-7 Months)

Month 1-2: Foundation

• Excavation: 1-2 weeks
• Foundation work: 3-4 weeks
• Plinth level: 2 weeks
• Milestone: Foundation complete, ready for walls

Month 2-3: Ground Floor

• Brickwork: 4-6 weeks
• Columns & beams: Concurrent
• RCC slab: 2 weeks
• Curing: 4 weeks (critical!)
• Milestone: Ground floor complete

Month 4-5: First Floor

• Brickwork: 4-6 weeks
• Columns & beams: Concurrent
• RCC slab: 2 weeks
• Curing: 4 weeks
• Milestone: First floor complete

Month 5-6: Roof & Plastering

• Roof slab: 2 weeks
• Curing: 4 weeks
• Waterproofing: 1-2 weeks
• Plastering (internal): 3-4 weeks
• Plastering (external): 2-3 weeks
• Milestone: Grey structure complete

After Grey Structure: House is weatherproof shell, but not livable

PHASE 2: FINISHING (6-8 Months)

Month 7-8: Electrical & Plumbing Rough-In

• Electrical conduits & wiring: 3-4 weeks
• Plumbing pipes (supply & drainage): 3-4 weeks
• Both can happen concurrently
• Milestone: All systems roughed in

Month 8-9: Doors, Windows & Flooring

• Door & window frames: 2-3 weeks
• Flooring installation: 4-6 weeks
• Milestone: Can walk on floors, rooms enclosed

Month 9-10: Kitchen & Bathrooms

• Bathroom tiling: 3-4 weeks
• Kitchen cabinets: 3-4 weeks (fabrication + installation)
• Sanitary ware: 2 weeks
• Milestone: Kitchen and bathrooms functional

Month 10-11: Paint & Electrical Finishing

• Paint (internal): 3-4 weeks
• Paint (external): 2-3 weeks
• Electrical fixtures: 2-3 weeks
• Milestone: House looks finished

Month 11-12: Final Finishing

• Door shutters hanging: 1-2 weeks
• Window installation: 1-2 weeks
• Grills & gates: 2-3 weeks
• Final touch-ups: 1-2 weeks
• Milestone: All work complete

Month 12-13: Cleanup & Utilities

• Deep cleaning: 1 week
• Utility connections (if not done): 2-4 weeks
• Final inspections: 1 week
• COMPLETE: Move-in ready

PAYMENT SCHEDULE (How & When to Pay)

Typical Payment Structure:

Never pay everything upfront! Milestone-based payments protect you.

GREY STRUCTURE PAYMENTS:

Contract Signing (10%): PKR 360,000

• Mobilization, initial materials

Foundation Complete (20%): PKR 720,000

• Foundation work done, inspected, approved

Ground Floor Slab (20%): PKR 720,000

• Ground floor complete, slab poured

First Floor Slab (20%): PKR 720,000

• First floor complete, slab poured

Roof Slab (15%): PKR 540,000

• Roof complete, waterproofing done

Plastering Complete (15%): PKR 540,000

• All plastering done, grey structure complete

TOTAL GREY: PKR 3,600,000 (100%)

FINISHING PAYMENTS:

Electrical & Plumbing Rough-in (20%): PKR 800,000

• All wiring, pipes installed (before closing)

Flooring & Doors/Windows (25%): PKR 1,000,000

• Flooring complete, frames installed

Kitchen & Bathrooms (20%): PKR 800,000

• Kitchen done, bathrooms complete

Paint Complete (15%): PKR 600,000

• All painting finished

Final Fixtures & Completion (15%): PKR 600,000

• Everything done, ready to handover

Final 5% (After Snag List): PKR 200,000

• Hold for post-handover fixes

TOTAL FINISHING: PKR 4,000,000 (100%)

GREY STRUCTURE vs. FINISHING: KEY DIFFERENCES

WHY CONTRACTORS QUOTE SEPARATELY

Legitimate Reasons:

1. Different Skillsets:

• Grey structure: Civil engineers, masons
• Finishing: Electricians, plumbers, tile workers, painters
• Different teams, different expertise

2. Phased Construction:

• Some clients want to do finishing later (budget constraints)
• Grey structure first (secures property), finish when money available

3. Client Choices:

• Finishing very customizable (tile choices, fixture brands, etc.)
• Grey structure more standard
• Easier to quote grey, let client decide finishing level

4. Cash Flow:

• Two separate payments
• Easier for contractor and client to manage

Illegitimate Reason (Watch Out!):

Lowball Quote:

• Quote only grey structure (seems affordable)
• Win contract
• Client realizes later finishing needed
• Stuck with contractor (expensive to switch mid-project)
• Tactic: Make initial quote look competitive

Protection: Always ask for complete construction cost breakdown

HOW TO BUDGET PROPERLY

Rule of Thumb:

Grey Structure: 45-50% of total cost Finishing: 50-55% of total cost

If someone quotes only grey structure, multiply by 2.1-2.2 for total cost estimate.

Example:

• Grey structure quote: PKR 36 lakhs
• Realistic total: PKR 36L × 2.15 = PKR 77.4 lakhs

Budgeting Steps:

STEP 1: Get Complete Breakdown

Ask contractor for:

☐ Grey structure cost

☐ Finishing cost

☐ Architect fees

☐ Approval costs

TOTAL

Don’t accept just grey structure quote

STEP 2: Add Contingency

Add 10-15% to total for unexpected costs

Example:

• Total quote: PKR 77 lakhs
• Contingency (12%): PKR 9.24 lakhs
• Budget: PKR 86.24 lakhs

Reality: Construction always has surprises

STEP 3: Phase if Necessary

If Budget Tight:

Phase 1 (Now):

• Grey structure complete
• Basic finishing (make livable)
  • Basic electrical
  • Basic plumbing
  • Cheap tiles (upgrade later)
  • Cheap fixtures (upgrade later)
  • Paint
  • Basic doors/windows

Cost: PKR 60-65 lakhs (livable)

Phase 2 (Later, 2-3 years):

• Upgrade tiles
• Upgrade fixtures
• Upgrade kitchen
• Better finishes

Cost: PKR 15-20 lakhs

Total: Same, but spread out

COMMON MISTAKES & HOW TO AVOID

Mistake #1: Budgeting Only for Grey Structure

The Problem:

• Think PKR 40 lakhs builds complete house
• Only covers grey structure
• Run out of money
• House incomplete for years

The Solution:

• Budget for COMPLETE construction (grey + finishing)
• Know realistic total cost upfront
• If budget tight, phase properly

Mistake #2: Cheap Grey Structure

The Problem:

• Save money on grey structure (PKR 1,200/sq ft vs. PKR 1,600)
• Weak foundation, poor materials, shoddy work
• Structure compromised
• Expensive to fix later

The Solution:

• Never compromise on grey structure quality
• Strong grey structure = safe home
• Save on finishing if needed (can upgrade later)
• But grey structure must be solid

Priority: Grey structure quality > Finishing fanciness

Mistake #3: No Written Breakdown

The Problem:

• Verbal quote, vague scope
• Contractor says “complete house PKR 70 lakhs”
• Doesn’t specify what’s included
• Disputes arise
• Hidden costs appear

The Solution:

• Detailed written breakdown
• Line by line: Grey structure items + Finishing items
• Material specifications
• Clear on inclusions/exclusions

Mistake #4: Paying Too Much Upfront

The Problem:

• Pay 50% upfront for grey structure
• Contractor disappears or does poor work
• No leverage

The Solution:

• Milestone-based payments (as shown earlier)
• Maximum 10% upfront
• Pay as work progresses and is verified
• Hold final 5-10% for post-handover period

Mistake #5: Ignoring Finishing Quality

The Problem:

• Spend all money on fancy grey structure
• Run out for finishing
• Compromise on finishing
• Cheap tiles, fixtures, paint
• House looks poor despite good structure

The Solution:

• Balance budget (both grey and finishing adequate)
• Finishing is what you see daily
• Good finishing transforms space
• Don’t sacrifice too much

GREY STRUCTURE TO FINISHING: REAL EXAMPLE

Case Study: 10 Marla House, DHA Lahore

Client: Young family, first home

Plot: 10 Marla, DHA Phase 6

Budget: PKR 80 lakhs (realistic)

GREY STRUCTURE (5.5 Months, PKR 38 Lakhs):

Month 1-2: Foundation

• Excavation & foundation: PKR 600,000
• Payment 1 (signing): PKR 380,000
• Payment 2 (foundation done): PKR 760,000

Month 2-3: Ground Floor

• Brickwork & slab: PKR 1,200,000
• Payment 3 (slab done): PKR 760,000

Month 3-4: First Floor

• Brickwork & slab: PKR 1,200,000
• Payment 4 (slab done): PKR 760,000

Month 4-5: Roof

• Roof slab & waterproofing: PKR 600,000
• Payment 5 (roof done): PKR 570,000

Month 5-5.5: Plastering

• Internal & external: PKR 600,000
• Payment 6 (plastering done): PKR 570,000

Total Grey Structure: PKR 3,800,000 Status: Weatherproof shell, not livable

FINISHING (6.5 Months, PKR 42 Lakhs):

Month 6-7: Electrical & Plumbing

• Complete wiring & piping: PKR 800,000
• Payment 7 (rough-in done): PKR 840,000

Month 7-8: Flooring

• Mid-range tiles throughout: PKR 700,000
• Payment 8 (flooring done): PKR 1,050,000

Month 8-9: Doors, Windows & Kitchen

• All doors/windows: PKR 550,000
• Kitchen cabinets & countertop: PKR 450,000
• Payment 9 (kitchen/doors done): PKR 840,000

Month 9-10: Bathrooms

• 3 bathrooms complete: PKR 650,000
• Payment 10 (bathrooms done): PKR 630,000

Month 10-11: Paint & Fixtures

• Paint throughout: PKR 450,000
• Electrical/plumbing fixtures: PKR 200,000
• Payment 11 (paint done): PKR 630,000

Month 11-12: Final Work

• Grills, gates: PKR 250,000
• Final touches: PKR 100,000
• Payment 12 (substantial completion): PKR 420,000

Month 12: Handover

• Final cleaning, snag list
• Final payment (after fixes): PKR 210,000

Total Finishing: PKR 4,200,000 Status: Move-in ready

PROJECT TOTALS:

• Grey Structure: PKR 38 lakhs (48%)
• Finishing: PKR 42 lakhs (52%)
• TOTAL: PKR 80 lakhs
• Timeline: 12 months
• Outcome: Beautiful, functional, livable home

Family’s Reflection: “Thank God we budgeted for complete construction. Our neighbors budgeted only PKR 40 lakhs thinking that was enough. Two years later, their house still sits incomplete because they ran out of money after grey structure.”

FREQUENTLY ASKED QUESTIONS

YOUR CONSTRUCTION PLANNING CHECKLIST

Before Starting Construction:

☐ Understand both stages (grey structure + finishing)

☐ Get complete cost breakdown (not just grey structure)

☐ Budget realistically (total cost + 15% contingency)

☐ Detailed contract (what’s included in each stage)

☐ Material specifications (grey and finishing both)

☐ Timeline for both stages (realistic expectations)

☐ Payment schedule (milestone-based for both)

☐ Financing arranged (for complete construction)

During Grey Structure:

☐ Regular site visits (foundation, slab, plastering)

☐ Quality checks (cement, steel, bricks)

☐ Milestone inspections (before payments)

☐ Photos documented (progress tracking)

☐ Waterproofing verified (critical step)

During Finishing:

☐ Material approvals (tiles, fixtures, paint colors)

☐ Electrical/plumbing rough-in inspection (before closing walls)

☐ Quality verification (all work as per contract)

☐ Snag list (before final payment)

☐ Complete punch list (all fixes done)

FINAL THOUGHTS

Understanding the difference between grey structure and finishing is fundamental to successful house construction in Pakistan.

Key Takeaways:

✅ Grey structure is only 45-50% of total cost – budget accordingly

✅ Finishing makes it livable – don’t underestimate its importance or cost

✅ Always get complete breakdown – never accept just grey structure quote

✅ Quality matters in both – strong grey structure + good finishing = great home

✅ Budget realistically – PKR 3,500-4,500/sq ft for complete standard construction

✅ Timeline is 12-16 months – grey structure + finishing, not just grey

✅ Never compromise grey structure – can upgrade finishing later, can’t fix bad structure

✅ Milestone payments protect you – pay as work verified, hold final amount

The families who succeed:

• Understand both stages clearly
• Budget for complete construction upfront
• Don’t run out of money mid-project
• Get keys to beautiful, complete, livable homes

The families who struggle:

• Budget only for grey structure
• Surprised by finishing costs
• House sits incomplete for years
• Money wasted on weather damage to incomplete structure

Don’t be the second family. Plan properly from the start.

NEED EXPERT GUIDANCE?

At Dilaawar Interiors, we provide complete transparency on grey structure to finishing – ensuring you budget properly and get exactly what you expect.

Our Construction Services:

✅ Complete Cost Estimation (FREE)

• Detailed breakdown (grey + finishing)
• Material specifications
• Realistic timeline
• No hidden surprises

✅ Turnkey Construction

• Grey structure + finishing (complete)
• One contract, one responsibility
• Fixed price (no surprises)
• Starting: PKR 3,800/sq ft (standard complete)

✅ Grey Structure Only (if phasing)

• Quality construction
• Proper materials
• Ready for finishing later
• Starting: PKR 1,600/sq ft

✅ Finishing Only (if grey structure done)

• Transform grey structure to livable
• All finishing work
• Design + execution
• Starting: PKR 1,800/sq ft

✅ Construction Management

• You hire contractors
• We supervise and manage
• Quality control
• Timeline management
• Fee: 5-8% of construction cost

Contact us today:

📞 Call: +923111147157

💬 WhatsApp: +923111147157

📧 Email: info@dilaawarinteriors.com

🌐 Website: www.dilaawarinteriors.com

📍 Visit: Lahore, Pakistan.

👉 Get Your FREE Complete Construction Cost Breakdown

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