The Icon Faridabad · Buyer Q&A
What is BSP, EDC, IFMS, and PLC in real estate?
Why these four matter on every cost sheet
Indian real-estate cost sheets bundle the unit price across several line items, and a buyer comparing two projects on BSP alone often misses 20-30% of the total cost in the other charges. EDC, IFMS, and PLC are the three biggest 'over-and-above' lines on a typical commercial cost sheet, alongside statutory GST, stamp duty, and registration. The pattern is the same across most Indian developers; the rates vary by project.
BSP — Basic Sale Price
BSP is the per-sq.ft. rate of the unit multiplied by the area being sold. The area definition matters: Carpet Area, Built-up Area and Super Built-up Area each give a different number, with Super Built-up being the largest (and most commonly used by developers in cost-sheet pricing). At The Icon, the indicative anchor-retail BSP is ₹28,000/sq.ft. net of pre-launch and channel-partner discounts on a 300 sq.ft. Level-1 anchor unit — giving a net BSP of ₹84,00,000. The cost sheet always specifies which area basis the rate applies to.
EDC — External Development Charges
EDC is levied by the Haryana state government on the developer to fund external infrastructure — main roads, water supply mains, sewerage trunk lines, drainage — that connects to the project. The developer recovers this from buyers as a per-sq.ft. charge on the cost sheet. EDC rates vary by sector, micro-location and notified urban band; the developer cannot collect more than the state-notified rate. Always ask for the EDC notification reference number on your cost sheet and verify against the Haryana Town & Country Planning Department's published rates.
IFMS — Interest-Free Maintenance Security
IFMS is a refundable security deposit collected by the developer (or the project's owner-association) to fund maintenance of common areas and amenities. The principal is refundable when ownership is transferred; the interest income earned on the corpus is used for maintenance. Typical IFMS on a commercial project ranges from ₹50-150 per sq.ft. of the unit. The IFMS is held by an association or maintenance entity that the project transitions to once handover is complete.
PLC — Preferential Location Charges
PLC applies to units that sit in a more valuable position within the same project — corner units, ground-floor frontage, units overlooking a main road, units adjacent to anchor tenants, premium-floor units. PLC is typically 5-15% of BSP and is itemised separately on the cost sheet. For commercial real estate, PLC is especially material because foot-traffic value differs sharply by unit position. Discuss the unit-specific PLC with the channel partner during allocation — sometimes a unit one position over saves the PLC without losing operating value.
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