2026-10-23T18:50:32

BoQ for a 2-Storey Boarding House, 3-Storey Shophouse and Warehouse: Cost per m2 2026

The sample BoQ for a 2-storey boarding house from Asia Arsitek for a 425.9 m2 building totals Rp2,722,807,418 before the 10% contractor fee, or Rp2.995 billion after the fee and about Rp7.03 million per m2 (homeX calculation); VAT is borne by the owner. The 3-storey shophouse BoQ of 652 m2 from the same site is Rp2.79 billion without fee and VAT. This article compares both with public cost ranges for shophouses and warehouses as of 23 October 2026. The figures are samples, not quotes.

BoQ for a 2-storey boarding house, 3-storey shophouse and warehouse: cost breakdown and price per m2

Item	Value	Share / detail	homeX note	Source
Boarding house, 2 floors: work subtotal (425.9 m2)	Rp2,722,807,418	10% contractor fee; VAT by the owner; total Rp2,995,088,159 rounded to Rp2.995 billion	homeX calculation: Rp2,995,088,159 / 425.9 m2 = Rp7,032,374/m2; the site writes Rp7,031,589/m2 using 425 m2, a small gap	Asia Arsitek
Boarding house: reinforced concrete structure	Rp1116,4 million	41,0% of subtotal	Foundation, columns, beams, floor slabs; the largest component. See the foundation BoQ and slab casting articles	Asia Arsitek
Boarding house: walls and roof	Rp505,6 million	18,6% of subtotal	Walls Rp413.4 million plus roof Rp92.2 million; compare red brick and lightweight brick in the wall BoQ article	Asia Arsitek
Boarding house: finishing (frames, ceiling, tiles, paint)	Rp532,3 million	19,5% of subtotal	Frames/doors/windows Rp173.9 million; ceiling Rp33.6 million; tiles Rp191.4 million; paint Rp133.4 million	Asia Arsitek
Boarding house: water, sanitary and electrical	Rp339,9 million	12,5% of subtotal	Water and sanitary Rp198.6 million; electrical Rp141.3 million; cost rises with more bathrooms	Asia Arsitek
Boarding house: preparation, excavation and others	Rp228,7 million	8,4% of subtotal	Preparation Rp66.9 million; excavation Rp10.1 million; others Rp151.7 million	Asia Arsitek
3-storey shophouse (652 m2): work total	Rp2,791,685,321 (Rp4,278,673/m2 on the rounded Rp2.791 billion)	Contractor fee not counted; VAT by the owner	homeX calculation: adding a 10% fee gives Rp4,709,899/m2, comparable with the boarding house on the same basis	Asia Arsitek
Shophouse: reinforced concrete structure	Rp1288,6 million	46,2% of total; walls+roof 22,4%; finishing 18,1%; water+electrical 9,4%	homeX calculation from the BoQ recap; a 3-storey shophouse has a heavier structure than a 2-storey boarding house	Asia Arsitek
Boarding house cost range in Jakarta	Rp5.5–6.5 million/m2; example 10 x 20 m, 2 floors (400 m2), about Rp2.4 billion	Includes materials and lump-sum labour; excludes electrical installation, fence, canopy and furniture (detik/Rebwild, 4 February 2026)	The asiaarsitek sample is higher per m2 because lobby, reception, prayer room and electrical are included	detikProperti
Shophouse cost range	1-storey Rp4.5–6.5 million/m2; 2-storey Rp5.5–7 million; 3-storey Rp6–8 million	Blokabuild (contractor), 2026 estimate	One contractor source; the 3-storey range of Rp6–8 million/m2 is well above the Rp4.28 million/m2 BoQ sample, possibly due to year, specification and fee differences	Blokabuild
Steel-structure warehouse cost range	Simple Rp1.5–3 million/m2; mid Rp3–4.5 million; with office and finishing Rp4.5–6 million+; example 300 m2 mid Rp900 million–1.35 billion	Kapten Konstruksi, 2026 estimate	A warehouse is cheaper per m2 because finishing is minimal, but land, floor slab and fence must be counted separately	Kapten Konstruksi

Sources: Asia Arsitek (sample BoQ for a 2-storey boarding house of 425.9 m2 and a 3-storey shophouse of 652 m2, opened 23 October 2026), detik/Rebwild 4 February 2026, Blokabuild and Kapten Konstruksi (contractors, 2026 estimates). Data gaps: we could not find the unit-price year of the Asia Arsitek sample BoQs in the part we read; the boarding-house breakdown is rounded to million rupiah from the source page; we have no sourced warehouse BoQ, only per-m2 ranges; no audited material unit prices, and no land, PBG permit or furniture. Percentages are homeX calculations. Not a quote. Data as of 23 October 2026.

How to read a boarding house, shophouse or warehouse BoQ before asking for quotes

homeX analysis: concrete structure takes 41% of the boarding house BoQ and 46% of the shophouse BoQ, so rebar, cement, sand and crushed stone prices drive the total. In the BPS IHPB of September 2026 rebar rose 11.99% and crushed stone 11.86% y/y, so a 10–15% contingency (Asia Arsitek range) is reasonable for the structure. Ask the contractor to separate structure, finishing and installations, and to state unit price, volume and equivalent brands.

Boarding house, shophouse or warehouse: what changes in the BoQ

A boarding house needs many bathrooms and power points, so water and electrical share (12.5%) is higher than the shophouse (9.4%) in the samples above. A shophouse needs a heavier structure and wide spans on the ground floor. A steel warehouse moves cost into the steel frame, roof and floor slab. Do not equate cost per m2 across building types without comparing scope, fee and VAT.

Buyer tips

Make sure the BoQ states the building area, the contractor fee and who bears VAT.
Ask for structure, finishing and installation breakdowns, not just a price per m2.
Set aside 10–15% contingency for material rises and extra work.
Count land, PBG permit, fence, canopy and furniture separately because they are not in the BoQ.

Request a BoQ for a 2-storey boarding house quote for your project

homeX can compare several brands at once and prepare a written quote for projects, renovations or shop stock. Send your needs (brand, size, quantity, location) via WhatsApp +62 821 1818 998, or visit the homeX showroom: Priskilla Tower, 6th floor, Jl. Atang Sanjaya No.21, Benda, Kota Tangerang, Banten 15125. Visit the homeX Showroom.

Disclaimer: prices change without notice and differ by store, city, pack size, grade and promotion. Data as of 23 October 2026; always confirm with the seller before buying.

FAQ

How much is the BoQ for a 2-storey boarding house? Asia Arsitek sample for 425.9 m2: Rp2,722,807,418 before the 10% fee, or Rp2.995 billion after, about Rp7.03 million/m2 (homeX calculation). The detik/Rebwild Jakarta range is Rp5.5–6.5 million/m2.

What does a 3-storey shophouse cost per m2? The 652 m2 sample BoQ gives Rp4.28 million/m2 without fee and VAT (about Rp4.71 million with a 10% fee, homeX calculation); contractor Blokabuild cites Rp6–8 million/m2. The gap should be explained by scope and year.

What does a steel warehouse cost per m2? Kapten Konstruksi cites Rp1.5–3 million/m2 for a simple warehouse, Rp3–4.5 million mid-range and Rp4.5–6 million+ with office and finishing (2026 estimate, one source).