Builder Floor ROI Calculator: Rent, Sell or Both — What Your Plot Actually Earns

Why this calculator exists

Every property-ROI calculator on the internet assumes you are buying a finished flat and asks for a purchase price. That is useless for the most common real-estate decision in Delhi NCR, Uttar Pradesh and Jharkhand: you already own (or are buying) a plot, and you are deciding whether to build floors on it. The cost side is construction, not purchase; the income side is several floors, not one; and the exit is usually selling two floors to recover the whole build while keeping the rest. No tool modelled that — so we built it from our own BOQ rates.

How the math works

• Construction cost = plot area × ground coverage × floors × GharVistar's live per-sq-ft rate for the city and finish, plus a lift for stilt + 4 and ~12% for sanction, architect and connections.
• Loan = chosen % of build cost at your interest rate over 20 years; the calculator amortises it month by month to compute the interest actually paid in 10 years.
• Rent = monthly rent per floor × floors kept × (1 − vacancy/maintenance), growing at the rent-growth rate each year.
• Floor sale = resale price per sq ft × floor area. Scenario B sells the minimum number of floors needed to recover the build cost (max floors − 1) — the classic Delhi/Gurugram builder-floor model.
• 10-year net gain = rent collected + value of retained floors in year 10 (at your appreciation rate) + sale proceeds − total investment − loan interest paid. Taxes are not deducted (see below).

2026 benchmarks we pre-fill (edit them)

Rents and resale prices are mid-range figures for new builder floors in established colonies (e.g. Dwarka/Rohini for Delhi, Sectors 45–57 for Gurugram, Sectors 70–100 for Noida, Kanke Road/Morabadi for Ranchi) from portal listings and our clients' transactions; prime and outer localities differ by ±30%. Land values are indicative circle-to-market averages. Always replace with your locality's numbers.

Reading the three scenarios

A — Keep every floor and rent

Highest long-term gain if you can fund the build (or the EMI gap) and hold for 10 years. Gross yields on construction cost run 5–9% in NCR and 6–10% in Ranchi/Jamshedpur — far above the 2–3% of buying a finished flat, because you are not paying a developer's margin or land premium twice. Cashflow is often negative in years 1–3 if the loan is above 60%.

B — Sell some floors, keep the rest

The Delhi model. On a 200 gaj plot in Dwarka or Rohini, selling two of four floors typically recovers the entire construction cost, leaving the owner with a free house and a rental floor. Lowest risk, fastest capital recovery, and the retained floors still appreciate.

C — Sell all on completion

A pure development play: gain = (floors × resale price) − (build + land). Works when resale prices are well above ₹2.5× the build rate and the market is liquid (Delhi, Gurugram, Noida). Weak in smaller Jharkhand towns where floor-wise resale is thin; there, Scenario A with PG/guest-house rent usually wins.

Jharkhand variant: PG, hostel and guest-house income

In Ranchi (near BIT Mesra, RIMS, Kanke Road colleges), Jamshedpur (NIT, XLRI belt) and Deoghar (Baidyanath Dham pilgrims), a floor let as a 4-room PG or guest house earns 1.5–2.5× the family rent. Set "monthly rent per floor" to the PG figure (e.g. Ranchi 4 rooms × ₹6,000 × 2 beds = ₹48,000) and vacancy to 15% to model it. Our commercial construction in Ranchi and Deoghar pages cover hostel and guest-house builds.

What the calculator does not include

• Income tax: rental income is taxed after a 30% standard deduction and home-loan interest deduction (Section 24); floor sales attract capital gains (long-term after 24 months, indexed). Model post-tax with your CA.
• Stamp duty on floor sales is paid by the buyer, but registration and brokerage (1–2%) reduce your proceeds.
• Approvals: stilt + 4 needs the plot's layout to permit it (Delhi UBBL; Haryana stilt-plus-four policy with neighbour consent). See the stilt + 4 guide.
• Construction risk: delays and cost escalation — which is exactly why the build should be on a fixed-price written BOQ.

Worked example: 200 gaj, Delhi, stilt + 4, standard

1,800 sq ft plot × 65% = 1,170 sq ft per floor × 4 = 4,680 sq ft × ₹2,400 = ₹112.3 lakh + lift ₹10 lakh + 12% fees ≈ ₹135.8 lakh. Two floors sold at ₹8,800/sq ft = ₹205.9 lakh — more than the whole build. The remaining two floors rent at ₹38,000 each (₹76,000/month, ₹9.1 lakh a year) and are worth ₹205.9 lakh today. Owning the plot, the family ends up with a free home, a rental floor and cash in hand — the calculator above shows this as Scenario B.