Frazer Town, Cooke Town, Benson Town, Richards Town and Cox Town, the cantonment belt. Monolithic bungalows, mosaic floors, and houses that reward restoration over replacement.
Frazer Town, Cooke Town, Benson Town, Richards Town and Cox Town are one market with one kind of house: cantonment-era bungalows and the 1970s and 80s houses built in their gardens. The work is renovation, not fit-out. Monolithic walls that are 18 inches thick and cannot simply be chased for wiring, Madras terrace and jack-arch roofs, mosaic and red-oxide floors worth restoring, and teak joinery better than anything currently sold. Whole-house renovations here typically run ₹25 lakh to ₹70 lakh, and every one of them starts with a structural look rather than a moodboard.
Madras terrace and jack-arch roofs behave nothing like RCC. They can carry less point load, they do not like being drilled, and a false ceiling has to hang from a structure that was never designed for it.
Thick lime-and-brick walls cannot be chased freely without weakening them. Electrical and plumbing are usually surface-run in designed conduit or taken through new service walls, which is a design decision, not an afterthought.
Original mosaic and red-oxide floors can often be ground and polished back for less than a new floor costs, and nothing you can buy today looks like them. We test a square metre before recommending either way.
Rising damp in old masonry is the single most common reason a beautiful renovation fails in three years. It is diagnosed and treated before any finish goes on, or it comes back through the finish.
A per-square-foot rate is close to meaningless on a house like this, because the cost sits in what the building needs rather than in the finish you pick. We survey first: open one wall section, check the roof structure, test the floor, and look at the damp. Then we quote, itemised, with the structural work separated from the interior work so you can see which is which.
For planning: the interior work sits in the bespoke band at ₹900 to ₹3000 per square foot, and structural and remedial work is quoted separately by measure. Nobody can give you a firm price for a ninety-year-old house over the phone, and a number offered that way will be revised.
Yes, on this page. They are the same market with the same housing stock. Several firms publish five near-identical pages for these streets; that is a search tactic rather than information, and it is not what we do.
Usually, and usually they should be. Teak doors and windows, mosaic floors, and cornice work are typically better than replacements and cheaper to restore than to remake. What has to go is the wiring and, more often than not, the plumbing.
We handle remedial and non-structural work directly and coordinate a structural engineer where the roof or a load-bearing wall is involved. What we will not do is take a wall down on a drawing without one.
Ninety days from design sign-off is a realistic floor, and larger or wetter houses run longer. We set the date after the survey and credit ₹1,000 a day if we miss it for reasons within our control.
The calculator gives an itemised estimate in about two minutes. The site measurement and the first consultation are free either way.
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