How Much Do Architects Charge in India? COA Scale of Charges Explained
This guide is written for homeowners and clients. If you're a registered architect looking for the full regulatory text and all COA fee categories, see the COA Scale of Charges — complete guide for architects.
The COA Scale of Charges — All Project Categories
These are mandatory minimums. A registered architect cannot legally charge below these rates.
| Project / Service Category | Minimum Fee |
|---|---|
| Individual / independent house | 7.5% |
| Single block housing — site ≤ 0.5 ha | 5.0% |
| Group housing — site 0.5–2.5 ha | 3.5% |
| Group housing — site 2.5–5 ha | 2.5% |
| Group housing — site > 5 ha | 2.0% |
| All non-housing projects | 5.0% |
| Conservation / retrofitting / alterations | 7.5% |
| Interior architecture / signage | 7.5% |
| Landscape architecture | 7.5% |
| Urban design / renewal | 1.0% |
| Repetition of design — same campus | 2.5% |
| Repetition of design — different location | 3.5% |
All percentages are calculated on the actual cost of works assigned, excluding the cost of land. The fee is computed at the time of appointment on an estimated basis and regularised against the actual cost at project close-out.
Additional Mandatory Charges
On top of the professional fee, COA prescribes these additional charges:
- Documentation and communication charges: 10% of the professional fee, applicable in all engagements across all stages.
- Contractor bill verification: If the architect is assigned to verify and certify contractor bills, an additional 1% of the cost of works is charged.
- Advisory consultancy: ₹10,000 per day for outstation visits; ₹4,000 per day for local advisory work.
What the Client Actually Pays — A Worked Example
Say an architect is appointed for a ₹1 crore residential house (individual/independent):
| Item | Calculation | Amount |
|---|---|---|
| Professional fee (7.5%) | 7.5% × ₹1,00,00,000 | ₹7,50,000 |
| Documentation charges (10% of fee) | 10% × ₹7,50,000 | ₹75,000 |
| Sub-total (before GST) | ₹8,25,000 | |
| GST @ 18% | 18% × ₹8,25,000 | ₹1,48,500 |
| Total payable to architect | ₹9,73,500 |
Reimbursables (travel, models, authority fees) are charged additionally at actuals.
Architect Fees by City in India
The COA scale prescribes a national minimum — but actual fees charged vary by city and studio reputation. Here is what to expect across major Indian markets:
| City / Region | Residential fee (typical) | Notes |
|---|---|---|
| Mumbai | 8–12% | Premium for South and Central Mumbai; established studios charge above COA minimum |
| Delhi NCR | 8–10% | Gurgaon and Noida typically at 8%; South Delhi at 9–12% |
| Bengaluru | 8–10% | Studio reputation drives variance; tech-sector clients expect competitive quotes |
| Pune, Hyderabad, Chennai | 7.5–9% | At or slightly above COA minimum; upward pressure from larger projects |
| Ahmedabad, Surat, Indore | 7.5–8% | COA minimum is the norm; well-established studios may charge more |
| Jaipur, Kochi, Chandigarh | 7.5% | COA minimum commonly quoted for residential work |
| Tier 3 cities | 7.5% | COA minimum is the floor — charging below it is a regulatory violation regardless of market pressure |
These figures are for the professional fee only. Documentation charges (10% of fee) and GST (18%) apply in all cases regardless of city.
Are Architect Fees Negotiable?
Yes, but only upward from the COA minimum. The COA scale sets a floor, not a ceiling. Architects can charge more based on their experience, the complexity of the project, or the services required. They cannot charge below the mandatory minimums.
In practice, many architects in India charge at or near the COA minimum for residential projects and negotiate higher rates for complex commercial or institutional work.
When Is the Fee Paid — Stage by Stage
The COA defines seven project phases and fees are paid progressively at each stage — not as a lump sum. The exact percentages are agreed in the appointment letter but a typical payment schedule looks like this:
| COA Stage | Payment trigger | Typical % of total fee |
|---|---|---|
| 1. Pre-design / Briefing | On appointment | 5–10% |
| 2. Concept Design | On concept approval by client | 15–20% |
| 3. Design Development | On DD set approval | 20–25% |
| 4. Working Drawings & Tender Documents | On documentation issue | 20–25% |
| 5. Tender / Contractor Selection | On contractor appointment | 5% |
| 6. Construction Administration | Monthly / per running account | 15–20% |
| 7. Project Completion | On handover and close-out | 5–10% |
The running total reaches 100% of the agreed fee at project close-out. If the actual construction cost differs from the estimate, the fee is regularised at completion. See our guide on COA project stages and payment milestones for what each stage covers in detail.