Two flats can be advertised at the same size and still have very different amounts of floor you can actually use. The difference is in which “area” the number refers to: carpet, built-up or super built-up. Since RERA, the carpet area is the figure that counts. This guide explains each term, how “loading” inflates the advertised size, and how to compare flats fairly.
Carpet area: the floor you can use
The Real Estate (Regulation and Development) Act, 2016 defines carpet area in Section 2(k) as the net usable floor area of an apartment. It:
- includes the area under the internal partition walls of the flat;
- excludes the external walls, the area under service shafts, and your exclusive balcony, verandah and open terrace.
Under RERA, flats are sold on the basis of carpet area, and the carpet area must be stated in the agreement for sale. That is why MahaRERA project pages and agreements show it, usually in square metres.
Built-up area
Built-up area is the carpet area plus the thickness of the external walls and, as most developers use the term, the balconies and dry areas that belong to your flat. It is not defined in the RERA Act, so different developers count it differently. As a rough guide, it is often 10–20% more than the carpet area.
Super built-up area (saleable area)
Super built-up area adds your share of the common areas to the built-up area: lobbies, staircases, lift wells, corridors, and sometimes the clubhouse, gym or other amenities. The share of common area added is called loading. Before RERA, many flats were priced on super built-up area, which made a flat look larger and the rate per sq ft look lower.
| Carpet area | Built-up area | Super built-up area | |
|---|---|---|---|
| What it covers | Usable floor inside the flat, including internal walls | Carpet + external walls + your balconies and dry areas | Built-up + your share of common areas |
| Defined in the RERA Act? | Yes, Section 2(k) | No | No |
| Typical size vs carpet | — | Often 10–20% more | Often 30–50% more |
The percentages are typical ranges, not rules. Always ask for the exact carpet area of the flat you are buying.
Worked example: the same flat, three prices per sq ft
Take a 2 BHK priced at ₹1 crore, with a RERA carpet area of 700 sq ft. The brochure calls it a 1,050 sq ft flat (super built-up).
| Area used | Size | Price per sq ft |
|---|---|---|
| Super built-up | 1,050 sq ft | ₹9,524 |
| RERA carpet | 700 sq ft | ₹14,286 |
The loading here is 50% (1,050 ÷ 700 = 1.5). The flat is no cheaper because its advertised rate is lower; it is the same flat. Only the price per sq ft of carpet area tells you what you pay for usable space.
How to compare two flats fairly
Divide the all-inclusive price by the RERA carpet area. For example:
| Flat | Price | RERA carpet area | Price per sq ft of carpet |
|---|---|---|---|
| Flat A | ₹95 Lacs | 650 sq ft | ₹14,615 |
| Flat B | ₹1.02 crore | 720 sq ft | ₹14,167 |
Flat B costs more in total but less for every square foot you can use. Check that both prices include the same things (parking, floor rise, club membership, GST), or the comparison won’t be fair. Our guide to stamp duty and hidden costs lists what to ask for.
Balconies, terraces and “usable carpet”
Some brochures quote a “usable carpet” or “carpet + balcony” figure. Balconies and terraces are useful space, but under RERA they are not part of the carpet area. If a developer shows them, make sure they are listed separately, and compare flats on the RERA carpet area alone.
Square metres and square feet
MahaRERA documents usually give areas in square metres. 1 sq m = 10.764 sq ft, so a carpet area of 65 sq m is about 700 sq ft.
What if the flat turns out smaller?
MahaRERA’s model agreement for sale allows the final carpet area to vary by up to 3% from the agreed figure. If it is smaller by more than that, the developer has to refund the excess amount paid for the missing area; if it is larger, the developer can ask for payment only within the limit set in the agreement. Read this clause in your agreement before you sign it, and measure the flat at possession.
Checklist before you book
- Ask for the RERA carpet area of the specific flat, in writing.
- Check it against the project’s MahaRERA page. Our guide shows how to find it.
- Get balconies, terraces and parking listed separately from the carpet area.
- Compare projects by all-inclusive price ÷ carpet area.
- Read the area-variation clause in the agreement.
Shortlisting? Compare projects by location, price and possession date on the live map, or start with 2 BHK and 3 BHK flats in Pune.
FAQs
Is the price of a flat based on carpet area under RERA?
Yes. Under RERA, flats are sold on the basis of carpet area, and the agreement for sale must state it.
Is a balcony included in carpet area?
No. Section 2(k) of the RERA Act excludes exclusive balconies, verandahs and open terraces from the carpet area.
What is a normal loading percentage?
It varies by project. Super built-up area is often 30–50% more than the carpet area; projects with large amenities tend to have higher loading.
How do I convert square metres to square feet?
Multiply by 10.764. For example, 60 sq m × 10.764 = about 646 sq ft.
This guide is general information, not legal advice. Check the carpet area and the terms of your agreement with the developer and a property lawyer before you book.
Cover photo: Baner from Baner Pashan Biodiversity Park by Rishabh Tatiraju, CC BY-SA 3.0, via Wikimedia Commons. Cropped, with text added.