What cost-per-square-foot benchmarks apply to specialized build-to-suit projects?

Build-to-suit (BTS) industrial projects often require customized layouts, structural upgrades, and regulatory-specific features, making their cost-per-square-foot (₹/sq.ft) significantly different from standard shell buildings. The benchmarks vary depending on usage type, location, construction grade, and tenant specifications.

Below are the cost benchmarks categorized by industrial use type, with key cost drivers.

1. Standard Warehousing / Logistics (Grade A)

• Benchmark: ₹1,600 – ₹2,200 per sq.ft
  
• Features:
  
  • 12–14 meter clear height
    
  • RCC flooring (5–6 tons/m² load)
    
  • Pre-engineered building (PEB) shell
    
  • Dock-level loading bays, skylights, and turbo vents
    
• Common Upgrades: Racking compatibility, fire hydrant systems, smart access control

2. Manufacturing (General Engineering / Light Industry)

• Benchmark: ₹1,800 – ₹2,500 per sq.ft
  
• Features:
  
  • Column-free spans for shop floor layouts
    
  • Power-intensive units with HT room, ETP/STP
    
  • Foundations to support the equipment load
    
• Key Cost Add-ons:
  
  • Crane beams, water cooling lines, compressed air distribution
    
  • Shed mezzanine floors or inspection platforms.

3. Cold Storage / Temperature-Controlled Facilities

• Benchmark: ₹2,800 – ₹4,000 per sq.ft
  
• Features:
  
  • Insulated panels (PUF), vapor barriers, and refrigeration units
    
  • Multiple temperature zones (chilled, frozen, ambient)
    
  • Generator backup and remote monitoring systems
    
• Key Influencers: Type of refrigerants, energy efficiency rating, storage automation

4. Pharma / GMP-Compliant Processing Facilities

• Benchmark: ₹3,500 – ₹5,000 per sq.ft
  
• Features:
  
  • Clean rooms (Class 100,000 to 10,000)
    
  • HVAC zoning, ESD flooring, modular wall systems
    
  • Waste neutralization systems, fume extraction
    
• Regulatory Load: Must comply with USFDA, WHO-GMP, or CDSCO requirements

5. High-Tech Assembly or Electronics Manufacturing

• Benchmark: ₹2,500 – ₹4,000 per sq.ft
  
• Features:
  
  • Anti-static and vibration-free floors
    
  • Precision-controlled environments (HVAC, humidity control)
    
  • Server room/data centers, EHS-compliant fire detection systems
    
• Flexibility Cost: Fit-outs are often integrated into the structure to reduce retrofitting