Two flats quoted at the same rate per square foot can differ by 15% in usable space. The difference is loading, and it is invisible unless you know where to look.
The three definitions
| Term | What it includes |
|---|---|
| Carpet area | The net usable floor area within your walls, as defined under RERA |
| Built-up area | Carpet area plus the walls and usually the balcony |
| Super built-up area | Built-up area plus your share of lobbies, lifts, staircases, clubhouse and other common areas |
RERA requires carpet area to be disclosed, which was a significant reform. Marketing material, however, still frequently leads with super area because the number is larger.
Loading, and why it varies
Loading is the gap between carpet and super area, expressed as a percentage. A project with generous lobbies, large lifts and an extensive clubhouse carries higher loading — you are paying for those shared spaces, which is legitimate. The problem is comparison: a 25% loading and a 40% loading project quoted at the same super-area rate are not remotely the same deal.
The only comparison that works
Divide the all-inclusive cost by the carpet area. That gives your true cost per usable square foot. Do this for every shortlisted project and the ranking often changes completely from the brochure ranking.
All-inclusive cost ÷ carpet area = the number that actually compares two apartments.
What to ask
- What is the RERA carpet area of this specific unit?
- Is the quoted rate on carpet or super area?
- What is the loading percentage?
- Is the balcony included in carpet area, and how is it charged?
- What area variation is permitted in the agreement, and how is the price adjusted?
Area variation clauses
Agreements typically permit a small variation between the sold area and the delivered area. Check the tolerance and, more importantly, whether the adjustment works both ways — if the flat comes out smaller, you should be refunded proportionately, not just charged when it comes out larger.
A quick sanity test
If a plan claims a 1,200 sq. ft. flat but the rooms visibly do not accommodate ordinary furniture, you are looking at a super-area figure. Carpet area is what you sweep. Everything else is arithmetic.
Get carpet areas in writing
Ask us for the ACE Arte floor plan set with RERA carpet areas marked so you can run the comparison yourself.
Frequently asked questions
Which area should I compare between projects?
Carpet area. Divide the all-inclusive cost by carpet area to get a true cost per usable square foot.
Is carpet area mandatory to disclose?
Yes. Under RERA, promoters must disclose carpet area as defined in the Act.