What does a villa BoQ include?

Every measured item of the build, grouped by trade in the order the villa is built, plus preliminaries, provisional sums for work not yet designed, contingency and VAT at the summary.

Which method of measurement does it follow?

Principles common on Gulf projects, with each item described by what is measured and how. Name the method your consultant uses in the tender documents, and keep it for every package.

No. The rate column is what bidders price. The file carries the formulas, so every amount and total calculates as they fill it.

Can I import it into VEXORS?

Yes. The request wizard reads the file directly, so the rows become the lines every bidder prices.

How many items are in this villa BoQ template?

Forty measured items across twelve sections, from preliminaries and earthworks to external works and provisional sums. That is enough structure for a typical G+1 villa; delete the rows that do not apply and add rows under the right section for anything specific to your plot.

Does the template cover a villa with a roof (G+1)?

Yes. The section order and item mix are built for a ground-plus-one villa with a pitched or flat roof: substructure and superstructure for two levels, a waterproofing and insulation section for the roof slab, and finishes and MEP sized for a home rather than a commercial building.

How is MEP priced in this BoQ?

As a provisional sum in the last section, so the villa BoQ can go out before the MEP design is finished. Once the electrical design is ready, price it properly with the electrical BoQ template and replace the provisional sum with the real figure.

What is a provisional sum in a BoQ?

An allowance you carry openly for work not yet designed or not yet firm, instead of guessing a quantity. Bidders price the rest of the BoQ against real quantities and simply carry the provisional sum forward; you settle it once the actual work is measured or tendered.

Why does the description carry the specification instead of just the item name?

Because "concrete" and "grade 35 concrete" are different jobs at different prices. Writing the grade, size, thickness or finish into the description means every bidder prices the same specification, so the lowest bid is genuinely the cheapest, not the one that assumed the least work.

Can I use this template for a villa extension or renovation, not only a new build?

Yes. Keep the sections that apply, drop the rest, such as substructure on a project with no new foundations, and add a strip-out section if the work removes existing fabric first. The specification-in-the-description approach and the provisional sums work the same way on either project.

Do I need a quantity surveyor to fill this in?

It helps for an accurate measure, but the template does not require one. Measure the quantities from your drawings section by section; a consultant or an experienced contractor can check the figures before the file goes out to bidders.

What happens to the contingency and VAT once bidders price the file?

They stay on their own lines in the summary, never folded into a bidder's rate. Contingency is your allowance for the unknown, and VAT is added once the priced sections are totalled, so the summary always shows the real build cost apart from tax and risk.

Free template

A villa BoQ template, measured the way Gulf villas are built

Twelve sections from preliminaries to external works, forty measured items with their specifications written in, and totals that add up as you price. For a G+1 villa with a roof, in English and Arabic.

No card to start. Your first request goes out in minutes.

vexors-villa-boq-template.xlsx12 sections

A · PreliminariesB · EarthworksC · SubstructureD · Superstructure+8 more

ItemDescriptionUnitQtyRateAmount

B.2Excavation in ordinary soil for foundationsm3210

C.2RC grade 30 to isolated and strip footingsm364

H.1Ceramic floor tiles with tile adhesivem2410

Section total

Rate and amount stay empty until a bidder prices the file; every total calculates from there.

Free to start, no card
Your data stays yours
Suppliers respond free

Download the free villa BoQ template

Real .xlsx files in English and Arabic, with formulas in place.

What is a villa BoQ template?

A villa BoQ template is a bill of quantities built for a ground-plus-one home: sections in the order a villa is built, from preliminaries to external works, with the specification written into each description so a bidder prices the exact item, not a guess. Units and quantities are fixed by the buyer; rate and amount are left for the bidder to fill, and a summary keeps contingency and VAT apart from the rates. It gives every subcontractor the same scope to price, trade by trade.

What's inside

Twelve sections in build order: preliminaries, earthworks, substructure, superstructure, blockwork, waterproofing and insulation, plaster, finishes, doors and windows, MEP, external works, provisional sums

Forty items with the specification in the description: concrete grades, block sizes, membrane types, finishes

Unit and quantity columns you fix; rate and amount columns the bidder prices; a total per section

MEP carried as provisional sums, pointing to the electrical BoQ template for the full package

A summary sheet with contingency and VAT on their own lines, never inside the rates

vexors-villa-boq-template.xlsx

12
Sections: 40
Items: G+1
Villa: EN / AR
Languages

Sized for a G+1 villa

Twelve sections and forty items cover a ground-plus-one villa with a roof: enough structure to price the whole build, without the bulk of a commercial BoQ you would spend a day trimming down.

The specification travels with the price

Concrete grade, block size, membrane type and finish sit inside the description column, next to the item they belong to, so a bidder cannot price a cheaper spec and call it the same job.

Every trade compares the same way

Send the same structure to your blockwork, waterproofing, finishes and MEP subcontractors and their prices land on the same lines, ready to compare trade by trade.

A sample of real rows

Five rows from the villa BoQ. Item, description and quantity are already filled; rate and amount stay empty in the file you send out, because that is what each bidder prices.

A sample of real rows
Item	Description and specification	Unit	Quantity
B.2	Excavation in ordinary soil for foundations to the specified depth, including disposal off site	m3	210
C.2	Reinforced concrete grade 30 to isolated and strip footings, to the structural drawings	m3	64
D.3	Reinforced concrete grade 35 to suspended slabs, first floor and roof	m3	96
F.3	Torch-applied bituminous membrane to the roof slab, with protective screed	m2	240
H.1	Ceramic floor tiles fixed with tile adhesive, including skirting	m2	410

B.2m3 · 210
Excavation in ordinary soil for foundations to the specified depth, including disposal off site
C.2m3 · 64
Reinforced concrete grade 30 to isolated and strip footings, to the structural drawings
D.3m3 · 96
Reinforced concrete grade 35 to suspended slabs, first floor and roof
F.3m2 · 240
Torch-applied bituminous membrane to the roof slab, with protective screed
H.1m2 · 410
Ceramic floor tiles fixed with tile adhesive, including skirting

Notice what travels with the item: the concrete grade, the membrane type, whether disposal is included. That is what keeps every bidder pricing the same job, not their own guess of it.

Inside the workbook

What the twelve sections actually carry

Structure

Twelve sections, in the order the villa gets built

The sections run preliminaries, earthworks, substructure, superstructure, blockwork, waterproofing and insulation, plaster, finishes, doors and windows, MEP, external works, then provisional sums, so pricing follows the same sequence a site does. Delete a section the villa does not need and the numbering still holds; add a row under the right section for anything specific to your plot.

Forty items already measured, with the specification written into each one
A section for provisional sums, kept apart from the firm quantities
Numbering that survives adding or deleting a row
The same order a Gulf villa is actually built in, site to summary

Specification

The specification lives in the description, not in a separate note

A description that just says "concrete" leaves the grade to the bidder, and every bidder resolves that gap in their own favour. This template writes the grade, block size, membrane type or finish straight into the description column, on the same row as the quantity, so the item a bidder prices is the item you meant.

Concrete grades named on every structural item, not assumed
Block sizes and membrane types written into the item, not a footnote
Finishes named where they change the price: tiling, painting, joinery
One description a bidder cannot read two ways

MEP

MEP carried as a provisional sum, priced properly next door

The villa BoQ carries MEP as a single provisional sum in its last section, so the file can go out before the electrical and plumbing design is finished. Once that design is ready, price MEP in full with the electrical BoQ template and replace the provisional sum with the real figure, on the same trade-by-trade logic as every other section.

One provisional sum, not a guessed lump figure dressed as firm
MEP tendered as its own package once the design is ready
The electrical BoQ template picks up exactly where this sum leaves off
No MEP guess buried inside another trade's rate

Summary

One summary, with contingency and VAT kept apart from the rates

Every section rolls up into a summary sheet, where contingency and VAT sit on their own lines instead of being folded into a bidder's rate. That keeps the number you carry for risk and the number the government takes separate from what the work itself costs, so the grand total is never a rate in disguise.

Section subtotals that roll up automatically as bids come in
Contingency shown as its own percentage, never hidden in a rate
VAT added once, at the summary, not row by row
A grand total that shows the real build cost apart from tax and risk

Tendering

The villa tendered trade by trade, bids that come back comparable

Split the BoQ into packages: blockwork, waterproofing, finishes, MEP, external works, and send each to the subcontractors who actually do that work. Every bid returns in the same structure, so a package with a low total as submitted and several unpriced items still gets caught before you compare on the wrong number.

Each trade sent to the subcontractors who price it, not one contractor pricing everything
Bids that return on your own BoQ lines, package by package
Unpriced items counted and priced back in before you compare totals
The lowest total as submitted checked before it is trusted

Two ways to send the same file

What happens once the file leaves your inbox

What happens to a villa BoQ, sent by email compared with sent as a tender on VEXORS
	Sent by email	Sent as a tender on VEXORS
Sending it out	One email per subcontractor, hoping the attachment opens the same way for everyone	One link, the same file and the same deadline, to every subcontractor on your list
An item nobody priced	Sits blank until someone notices in the comparison meeting	Counted automatically and priced back in at your estimate or the other bids' median
A rate that looks wrong	Only caught if someone happens to scroll past it	Flagged against the median of the other bids, with the ratio shown
A question from a bidder	Answered by phone or reply-all, so the other bidders never see it	Answered once and published to every bidder, without naming who asked
A revised drawing	Re-sent by email, with no record of who priced the old version	Reaches every bidder at once, and a bid on the old revision is flagged
Comparing the bids	A second spreadsheet, rebuilt by hand, one bidder at a time	Built automatically as bids arrive, on your own BoQ lines
The MEP provisional sum	A figure nobody revisits until the trade is tendered on its own	Carried straight into the electrical BoQ template, on the same lines
The award	A decision made in someone's head, confirmed by email	Recorded with the scores, the reasons and the approvals behind it

Sending it out
Sent by email
One email per subcontractor, hoping the attachment opens the same way for everyone
Sent as a tender on VEXORS
One link, the same file and the same deadline, to every subcontractor on your list
An item nobody priced
Sent by email
Sits blank until someone notices in the comparison meeting
Sent as a tender on VEXORS
Counted automatically and priced back in at your estimate or the other bids' median
A rate that looks wrong
Sent by email
Only caught if someone happens to scroll past it
Sent as a tender on VEXORS
Flagged against the median of the other bids, with the ratio shown
A question from a bidder
Sent by email
Answered by phone or reply-all, so the other bidders never see it
Sent as a tender on VEXORS
Answered once and published to every bidder, without naming who asked
A revised drawing
Sent by email
Re-sent by email, with no record of who priced the old version
Sent as a tender on VEXORS
Reaches every bidder at once, and a bid on the old revision is flagged
Comparing the bids
Sent by email
A second spreadsheet, rebuilt by hand, one bidder at a time
Sent as a tender on VEXORS
Built automatically as bids arrive, on your own BoQ lines
The MEP provisional sum
Sent by email
A figure nobody revisits until the trade is tendered on its own
Sent as a tender on VEXORS
Carried straight into the electrical BoQ template, on the same lines
The award
Sent by email
A decision made in someone's head, confirmed by email
Sent as a tender on VEXORS
Recorded with the scores, the reasons and the approvals behind it

Who tenders a villa this way

Developers

Building a villa or a small development and tendering it trade by trade instead of handing the whole build to one main contractor.

Main contractors

Pricing the villa as a single job, then splitting the work into packages for their blockwork, waterproofing, finishes and MEP subcontractors.

Owners building direct

Running a villa build without a main contractor, and tendering each trade to subcontractors themselves.

Consultants and quantity surveyors

Preparing the BoQ on the client's behalf and issuing it to a bidder list the consultant manages.

Getting started

How to use it

Measure from the drawings

Fill the quantities section by section; delete the rows the villa does not need and add your own under the right section.

Keep the specification in the description

A bidder who prices "concrete" and one who prices "grade 35 concrete" are pricing different jobs.

Send it as a tender

Import the file into VEXORS: every row becomes a line bidders price, and every bid comes back comparable.

Compare bids as they land

Rates are checked against each other as bids arrive, terms are costed, and every bid is scored against your criteria before you award.

Importing a BoQ into VEXORS and splitting it into trade packages are part of the Scale plan. The template itself is free, and RFQs, RFPs and RFIs with line items run on every plan, including the free Explore plan.

Your first tender can go out the day you sign up.

Villa BoQ template FAQ

Tender your villa on VEXORS

Import this BoQ, send each trade to the right subcontractors, and get bids that compare on the same lines.