BOQ format · whole home
How to quote a 2BHK interior, room by room
A 2BHK interior BOQ, room by room: every line a flat this size usually breaks into, the unit each is measured in, and where 2BHK budgets go wrong.
5 rooms, 29 lines, ready for your rates. Each room has its own subtotal, and amount, GST and the grand total work themselves out. Free, no signup. Or open it as a quote in Houscade, room by room, and send it as a link your client approves on their phone.
What this assumes
A 2BHK flat of roughly 850–1,100 sq ft carpet: living & dining, a kitchen, two bedrooms and two bathrooms, done in one go. Delete the rooms the client is not doing; it is easier than remembering the ones you forgot.
What the BOQ breaks into
Living & dining
| Line | Unit | Note |
|---|---|---|
| TV unit with back panel | rft | The panel and the unit are often two rates: quote the run, and say if the panel is included. |
| Shoe rack / foyer unit | rft | — |
| Crockery unit | rft | — |
| False ceiling with cove | sqft | Measured on plan area; the cove is its own line on most quotes, not hidden in the rate. |
| Wall panelling / feature wall | sqft | — |
| Curtains with track | rft | — |
Kitchen
| Line | Unit | Note |
|---|---|---|
| Base units | rft | Base, wall and loft are three runs at three rates — never one rft figure for all of them. |
| Wall units | rft | — |
| Loft units | rft | — |
| Countertop (granite / quartz) | rft | — |
| Tall unit / pantry pull-out | nos | — |
| Hardware & accessories (baskets, hinges, channels) | set | The brand decides the price more than the quantity does — name it. |
| Dado tiles | sqft | — |
Master bedroom
| Line | Unit | Note |
|---|---|---|
| Wardrobe (sliding / hinged) | sqft | Front area: width × height. Loft above it is a separate line, or the comparison breaks. |
| Wardrobe loft | sqft | — |
| Bed with headboard and storage | nos | — |
| Side tables | nos | — |
| Dresser / study table | nos | — |
| False ceiling | sqft | — |
Second bedroom
| Line | Unit | Note |
|---|---|---|
| Wardrobe | sqft | — |
| Wardrobe loft | sqft | — |
| Bed with headboard | nos | — |
| Study table with overhead shelf | nos | — |
Whole flat
| Line | Unit | Note |
|---|---|---|
| Painting — walls and ceiling (putty, primer, two coats) | sqft | Paintable area, not carpet area: roughly 3 to 3.5 times the floor in a flat this size. |
| Electrical — new points and shifting | nos | Per point, with the wire brand named. Light fixtures are supplied separately unless listed. |
| Light fixtures (supply) | lot | — |
| Bathroom accessories (2 bathrooms) | set | — |
| Deep cleaning before handover | lot | — |
| Design & supervision fee | lot | Stated as a fee or a percentage of the work, never left inside the rates. |
What to state so two quotes compare
- Board and laminate, per room
- BWP ply in the kitchen and MR elsewhere is common and fair; the same ply everywhere, or HDHMR named once for the whole flat, is a different price. State it per room.
- Hardware brand
- Hettich, Hafele, Ebco or unbranded channels: on a 2BHK the hardware alone moves the total by more than the false ceiling.
- What "wardrobe" includes
- Internal drawers, a loft, mirror shutters and a profile handle are each a lot of money. List them, or two quotes for "wardrobe, 7 ft" are different furniture.
- Paint system
- Number of putty coats and the paint range. A one-coat putty quote reads cheaper and shows every wall joint in a year.
The second bedroom quoted as a copy of the first
On a 2BHK the second room is usually a child's room or a study, and the budget is tight enough that a full wardrobe-plus-loft repeated from the master is where the quote overshoots. Quote it as its own room, with what it will actually be used for, and the total comes back into range without touching the kitchen.
For one room at a time, the kitchen, wardrobe and false ceiling calculators put numbers against it from your own rates. See a real quotation.