Short answer: the monthly cost of facility management in Bengaluru is driven mostly by manpower: how many people the site needs, on how many shifts, at what wage. After that come the pricing model, annual maintenance contracts (AMCs), consumables, and the service levels you ask for. Two quotes for the same building can differ widely because they assume different things on each of these. This guide shows you what to look for.
Why there’s no single “rate per sq ft”
Owners often ask for a rate per square foot. It’s a useful way to compare, but it hides what you’re paying for. A 1 lakh sq ft office with a 24/7 data floor needs a very different team from a 1 lakh sq ft office used 9 to 6. Floor area matters less than:
- Operating hours. One shift or three changes the headcount more than anything else.
- Equipment. A building with DG sets, an STP, chillers and lifts needs technicians who can run them.
- Footfall. A tech park lobby with thousands of people a day needs more housekeeping than a boutique office.
- Tenant expectations. A global tenant may require specific response times, reporting and audits.
The five parts of an FM quote
1. Manpower
This is usually the largest part of the bill. It covers technicians, housekeeping staff, security, supervisors and a facility manager. The cost per person includes wages at or above the minimum wages notified by the Karnataka government, plus statutory contributions such as PF and ESI, leave and relievers. If one quote is far cheaper than the others, check the manpower lines first.
2. Management fee
The FM company’s margin for running the site: supervision, systems, training, HR and compliance. It is either a percentage of the manpower cost or a fixed monthly amount.
3. Consumables
Cleaning chemicals, tissue, hand wash, garbage bags, small spares. Ask whether these are included at a fixed amount or billed at actual cost, and who approves the quantities.
4. AMCs and specialist vendors
Lifts, DG sets, HVAC, fire systems and the STP usually have AMCs with OEMs or specialists. Some FM companies take these over and manage them; others leave them with the owner. Ask who negotiates them and who keeps any savings.
5. Taxes
GST applies to facility management services and is charged on top of the quote. Make sure every bidder shows it the same way, so you compare like with like.
Common pricing models
| Model | How it works | Works best when |
|---|---|---|
| Manpower-based (cost plus) | You pay for the deployed team plus a management fee | Scope changes often, or you want full visibility of headcount |
| Fixed monthly (lump sum) | One price for an agreed scope | Scope is stable and well defined |
| Output or SLA-based | Payment linked to measured results, like response times and uptime | You have good data and clear service levels |
Many contracts mix these: fixed for soft services, cost plus for technical, with SLA-linked deductions on top.
What pushes the cost up (and what brings it down)
Pushes it up: 24/7 operations, old equipment with frequent breakdowns, missing asset records, poor drawings, high footfall, and strict tenant reporting.
Brings it down over time: a planned maintenance schedule that cuts breakdowns, energy and water monitoring, better-negotiated AMCs, and a single team covering several services instead of separate vendors.
The cheapest quote on day one is rarely the cheapest building to run in year three. What matters is the total cost: the FM fee plus breakdown repairs, energy bills and the time your own team spends chasing vendors.
How to compare quotes fairly
- Give every bidder the same scope. Shifts, services, equipment list and SLAs, in writing.
- Ask for a line-by-line breakdown. Manpower by role and shift, management fee, consumables, AMCs, taxes.
- Check the wage assumptions. Ask what each role is paid and how PF and ESI are covered.
- Ask what’s excluded. Spares, major repairs, out-of-hours call-outs and statutory renewal fees are common gaps.
- Visit a live site. The same price can mean very different service.
Our 12-point checklist for choosing a facility management company covers the questions to ask on that visit.
How Nanya Realty prices facility management
We start with a walk-through of your building and its equipment, then build a quote from the team the site actually needs, with every line shown separately. If you’d like a second opinion on a quote you already have, we’re happy to go through it with you. Call +91 98804 94957 or contact us. You can read more about our integrated facilities management services.
Frequently asked questions
Is facility management priced per square foot in Bengaluru?
Sometimes, as a way to compare. But the real cost is set by manpower, shifts, equipment and service levels, so always ask for a line-by-line breakdown.
Why are two FM quotes for the same building so different?
They usually assume different headcounts, wages, shifts or scope. Some leave out consumables, AMCs or taxes. Give every bidder the same written scope.
Is integrated facility management more expensive than separate vendors?
The monthly fee can look similar or higher. The savings usually come from fewer breakdowns, better AMC terms and less coordination time for your team.
What should not be in a facility management quote?
Vague lines like “miscellaneous charges” with no detail. Every amount should map to a role, a service or a contract.
