PECHS — the Pakistan Employees Co-operative Housing Society — is Karachi's most renovation-active residential area. Built primarily between the 1960s and the 1990s, the area now has a substantial stock of 30–60 year old homes, many of them structurally sound but worn at every surface and undersized for modern family use. Owners are renovating, extending, and adding floors at a rate not seen in most other Karachi neighbourhoods. If you are looking for a construction company in PECHS Karachi — whether for a full house renovation, a second-floor addition, or a new build — this guide covers everything you need to know before hiring anyone.
Construction and Renovation Costs in PECHS at a Glance
PECHS sits under SBCA jurisdiction. Material costs reflect the broader Karachi market; PECHS's central location gives reasonable access to Jodia Bazaar and Tariq Road suppliers for finishing materials. Renovation costs in PECHS vary significantly based on the condition of the existing structure — a 1970s house may have original electrical wiring, galvanised plumbing, and brick lintels, all of which add to the scope.
| Project Type | Cost Per Sq Ft (PKR) | Notes |
|---|---|---|
| Full House Renovation | 3,500 – 5,500 | Includes electrical, plumbing, flooring, bathrooms, woodwork |
| Kitchen/Bathroom Renovation | PKR 5–15 lacs per room | Scope and spec dependent |
| Second-Floor Addition (grey structure) | 2,800 – 3,500 | Requires structural assessment of existing ground floor |
| Second-Floor Addition (turnkey) | 4,500 – 6,500 | Full finish above existing structure |
| New Build (standard turnkey) | 5,000 – 7,000 | Full demolition and rebuild on existing plot |
| Grey Structure Only (new build) | 2,600 – 3,200 | Foundation through plaster, no finishing |
| Commercial Renovation | 4,000 – 7,000 | Depends on fit-out spec and structural changes |
These are 2025–2026 figures. For plot-size cost estimates and a full Karachi cost benchmark, see our house construction cost guide.
PECHS Block by Block
PECHS is not a uniform neighbourhood. Different blocks have different building profiles, different project types, and different regulatory considerations.
PECHS Block 2
Block 2 sits in PECHS's older residential core. Housing here dates primarily from the 1970s and 1980s. The typical project is a full renovation of an existing structure — not because the bones are bad, but because 40 years of wear has affected every surface, system, and fixture. Many Block 2 homes retain original galvanised plumbing (which should be replaced as a matter of course) and single-phase electrical wiring insufficient for modern appliance loads. Structural reinforcement before adding floors is required on many Block 2 properties.
PECHS Block 6
Block 6 is currently the most active block in PECHS for renovation and construction activity. Its position in the central PECHS grid — close to the main commercial corridor along Shaheed-e-Millat Road — gives it strong investment appeal. Owners here are adding floors (second and third storeys are common), fully renovating interiors, and in some cases demolishing and rebuilding entirely on larger plots. Second-floor additions are the dominant project type. See the dedicated section below for the full process.
PECHS Block 8
Block 8 is more apartment-heavy than Blocks 2 and 6. Many units in Block 8 are in 4–6 storey buildings from the 1980s and 1990s. The primary project type here is full apartment renovation — kitchen, bathrooms, flooring, electrical, and paint. Some building owners are also carrying out external waterproofing and facade renovation on the entire structure. Structural reinforcement of the building frame is rarely needed in Block 8's apartment buildings (most are reasonably well-built for their era) but electrical systems almost universally need a complete rewire.
Shaheed-e-Millat Corridor
The commercial frontage on Shaheed-e-Millat Road is in a cycle of commercial renovation — shopfront upgrades, office fit-outs, and mixed-use development. Plot owners along the main road are replacing single-storey shops with 3–5 storey commercial-residential builds. SBCA zoning on the Shaheed-e-Millat main road permits commercial use; setback and FAR rules differ from the residential grid behind it.
The Floor Addition Question — What Nobody Tells You
Second-floor additions are the most popular project type in PECHS — and the most frequently mishandled. Here is the honest picture.
The structural risk: A house built in 1975 in PECHS was engineered for the floors it had at the time. The foundation, columns, and beams were sized for that load. When you add a storey, you are increasing the load on every structural element below. Whether the existing structure can carry that load safely is not a question your builder should answer — it is a question a structural engineer with site access needs to answer. We never quote for a floor addition without a prior structural assessment. Contractors who skip this are putting the client at real risk.
What a structural assessment involves: A PEC-registered structural engineer visits the site, examines the exposed foundation depth (sometimes requiring a small trial pit), assesses column and beam dimensions, and reviews any available original drawings if they exist. The engineer then issues a structural condition report and specifies any column or foundation reinforcement required before the new floor is added. This assessment typically costs PKR 30,000–60,000 and is non-negotiable before any floor addition work begins.
Reinforcement requirements: On many PECHS homes from the 1970s and 1980s, the structural assessment reveals that columns need wrapping (jacketing) — additional reinforced concrete added around the existing columns to increase their load capacity. This adds cost but is mandatory if the structure requires it. Budget PKR 1.5–3.5 lacs for column jacketing on a typical PECHS plot, depending on the number and condition of columns.
SBCA permitting for floor additions: Adding a floor to an existing PECHS property requires a structural certificate from a PEC-registered engineer and a fresh building plan approval from SBCA. The process is similar to a new build approval but requires the existing structure to be verified. Timeline: 6–10 weeks from complete submission. This is often longer than a straightforward new build application because SBCA's structural review desk is slower than the standard plan approval queue. Budget your time accordingly and engage the structural engineer before submitting to SBCA, not after.
Construction Services in PECHS
Full House Renovation
End-to-end renovation of existing residential properties. This includes strip-out and waste removal, full electrical rewiring (single-phase to three-phase where required), plumbing replacement (galvanised to CPVC or PPR), kitchen remodel, bathroom renovation, flooring replacement, internal and external painting, and woodwork. We manage the entire scope under one contract with milestone-tied payments. You do not manage multiple subcontractors.
Second-Floor and Third-Floor Additions
Structural assessment, column jacketing where required, new slab on existing structure, and full turnkey fit-out of new floors. We handle SBCA drawings and permit submission. Existing ground floor is protected and functional during construction where possible — particularly important for occupied homes.
New Builds (Demolition and Rebuild)
For plots where the existing structure is beyond economic renovation, full demolition and new build. We handle structural drawings, SBCA permit, demolition and debris clearance, and complete construction through to handover. Typical plots in PECHS: 120–300 square yards. Construction duration at standard spec: 10–14 months from SBCA application to completion NOC.
Kitchen and Bathroom Renovation
Standalone scope for clients who are not ready for a full renovation but need specific rooms upgraded. We carry out kitchen and bathroom renovations in occupied homes, with careful site isolation to minimise disruption. Dust sheets, sealed doorways, and structured working hours are standard.
Commercial Renovation on Shaheed-e-Millat
Shopfront upgrades, office fit-outs, and full mixed-use conversion projects on the Shaheed-e-Millat and PECHS main road corridors. Commercial renovation has different structural and finishing requirements from residential — we treat it differently from the start.
SBCA Permitting in PECHS — Realistic Expectations
SBCA is Karachi's construction permitting authority for non-cantonment areas. For new builds and floor additions in PECHS, the process involves:
- Architectural drawings prepared by a licensed architect
- Structural drawings certified by a PEC-registered structural engineer (mandatory for floor additions; also required for new builds)
- Site demarcation verification
- Application submission to SBCA with full documentation
- SBCA site inspection within 2–3 weeks of submission
- Building plan approval and NOC
- Completion NOC after construction
For floor additions specifically, SBCA requires the structural engineer's assessment report and certificate in addition to the standard documents. This requirement is serious and is enforced at the inspection stage.
Realistic timeline: 6–10 weeks from submission to plan approval. Incomplete submissions restart the process. The most common delays: missing engineer signatures, incorrect plot dimensions on drawings, and ownership documentation that doesn't match SBCA records. We review all documentation before submission and address gaps in advance.
Real Project: Second-Floor Addition + Full Ground-Floor Renovation in PECHS Block 6
A client owned a 200-square-yard (8-marla) single-storey house in PECHS Block 6, built in 1982. The original structure was sound but outdated. The client wanted to add a full second storey for a rental unit while renovating the ground floor to contemporary standard.
Structural assessment finding: Three columns required jacketing. Foundation depth was adequate. Structural engineer issued a conditional clearance subject to column reinforcement.
Project scope:
- Column jacketing on three existing columns
- New second-floor slab (200 sq yd covered area)
- Second floor turnkey: 3 bedrooms, 2 bathrooms, kitchen, drawing room — standard spec
- Ground floor full renovation: new flooring, kitchen remodel, two bathrooms completely stripped and rebuilt, full electrical rewire, plumbing replacement (galvanised to CPVC), internal and external painting
| Component | Cost (PKR) |
|---|---|
| Structural assessment | 45,000 |
| Column jacketing (3 columns) | 2.2 lacs |
| Second floor grey structure (slab, brickwork, plaster) | 18 lacs |
| Second floor turnkey finish | 22 lacs |
| Ground floor full renovation | 28 lacs |
| SBCA drawings, engineer certificate, permit fees | 1.5 lacs |
| Total | ~72 lacs |
Construction duration: 13 months from SBCA application to handover. Second floor rental income on completion: PKR 55,000–65,000 per month.
The Case Against Directly-Managed Labour in Renovation Projects
Renovation is where direct labour management goes most wrong, more consistently than in new builds. The reason is simple: renovation has far more unknowns than new construction. What is behind the wall? What is the actual foundation depth? What gauge was the original electrical wiring? These unknowns are discovered mid-project, and every discovery becomes a renegotiation opportunity for labour operating without a professional buffer.
When a client managing their own labour discovers a hidden plumbing reroute needed behind a tiled wall, the labour's first move is to renegotiate the original quote aggressively — double or triple the original figure. Refusal triggers threats to walk off the job or slow down passive-aggressively. The client is now in a hostage negotiation in the middle of their own home, half-demolished.
We absorb every one of these situations. Our team negotiates scope changes internally. Discoveries get addressed professionally, at fair rates, without the client ever facing a labour confrontation. This is what you are actually paying for when you hire Naffees & Sons — not just bricks and tiles, but insulation from the chaos of Karachi's construction market.
Frequently Asked Questions
What does a construction company in PECHS Karachi charge for renovation?
A full house renovation in PECHS — covering electrical, plumbing, bathrooms, kitchen, flooring, and paint — runs PKR 3,500–5,500 per sq ft in 2025–2026. For a 1,200 sq ft ground floor, that is PKR 42–66 lacs depending on specification. Kitchen renovations alone run PKR 5–12 lacs; bathrooms PKR 4–8 lacs each. Premium finishes — imported tiles, European sanitary ware, custom cabinetry — push costs significantly higher. Always agree a full scope document before accepting any quotation.
Can I add a second floor to my PECHS home?
Yes, but it requires a structural assessment of your existing ground floor before any decision is made. Many PECHS homes from the 1970s and 1980s were not designed to carry an additional storey. A PEC-registered structural engineer must assess the foundation, columns, and beams and confirm whether they can carry the new load — and what reinforcement is required if they cannot. We never quote for floor additions without this assessment. After structural clearance, you also need a fresh SBCA building plan approval for the floor addition.
How long does a second-floor addition in PECHS take?
From initial structural assessment to project handover, a second-floor addition on a 200 sq yd plot runs 12–15 months. That includes the structural assessment (2–3 weeks), column reinforcement if required (4–6 weeks), SBCA permit processing (6–10 weeks), and construction of the new floor (5–8 months depending on scope and finishing spec). These timelines overlap but do not fully compress — SBCA processing typically runs in parallel with early site preparation work.
Does a renovation project in PECHS need SBCA approval?
Cosmetic renovation — flooring, painting, kitchen cabinets, bathroom fixtures — does not require SBCA approval in PECHS. Structural work — removing or adding walls, changing column positions, adding floors, modifying the foundation — requires SBCA building plan approval. If in doubt, treat any structural change as permit-required and apply accordingly. Starting structural work without a permit exposes you to SBCA enforcement action, which can include a stop-work order and fines.
What is the cost of a full new build in PECHS?
A standard turnkey new build in PECHS on a 200 sq yd plot — demolition of existing structure, 2-storey new build, quality cement and steel, vitrified tile flooring, aluminium windows, local sanitary ware — runs approximately PKR 80–110 lacs in 2025–2026 at standard specification. The spread depends primarily on covered area (driven by SBCA-permitted FAR) and finishing choices. A premium build with imported materials runs PKR 120–180 lacs+ on the same plot. For current per-square-foot benchmarks by plot size, see our second-floor addition cost guide.
How do I verify a contractor is legitimate in PECHS?
Five verification steps before signing: (1) Two verifiable references in PECHS or adjacent areas — project addresses you can physically check. (2) Name of the PEC-registered structural engineer assigned to your project — this must appear on your SBCA drawings. (3) A full bill of quantities with materials and labour broken out separately, not a single lump-sum figure. (4) A milestone payment schedule — maximum 15–20% upfront, subsequent payments tied to verified physical progress. (5) Written confirmation of who handles SBCA submissions, inspections, and completion NOC. See our complete pre-hire checklist for Karachi builders.
What is the Apna Ghar scheme and does it apply to PECHS renovation?
The Wazir-e-Azam Apna Ghar Programme (launched April 2026) provides up to PKR 10 million at 5% fixed markup for 10 years for construction or renovation on an owned plot. PECHS plots qualify as long as the plot is registered in your name and you do not already own residential property. The scheme covers both new construction and substantial renovation (not cosmetic). SBCA approval is still required before work begins regardless of financing. Contact us for guidance on whether your PECHS project qualifies.
Ready to Renovate or Build in PECHS?
Naffees & Sons has been building across central Karachi since 1972. We offer free site visits and detailed quotations for all PECHS projects — from targeted bathroom renovations to full new builds.
Request a Free Quote for PECHS → | Call: 0310-3488563
