Super area vs carpet area: what you actually pay for
Two flats can both be sold as 3,000 sq ft and feel completely different inside. The reason is the difference between super area and carpet area, and it changes what you really pay per square foot.
The three areas, in plain words
Carpet area is the net usable floor area inside your flat, the space you could lay a carpet on. Under RERA it excludes external walls, shafts and the exclusive balcony or terrace, but includes the thickness of internal partition walls.
Built-up area adds the thickness of your walls and your balcony to the carpet area.
Super area adds your share of common spaces, such as lobbies, staircases, lifts and amenities. Builders usually quote prices on super area.
Loading: the gap between super and carpet
The difference between super area and carpet area is called loading. It is expressed as a percentage of super area. Different projects load differently, so two flats at the same price per sq ft of super area can cost very different amounts per sq ft of carpet area.
A worked example
Suppose a flat has a super area of 3,000 sq ft and a rate of ₹28,000 per sq ft of super area. The price is 3,000 × ₹28,000 = ₹8.4 crore, before taxes and other charges.
If the carpet area is about 70% of super area, that is 2,100 sq ft. Your price per sq ft of carpet area is then ₹8.4 crore ÷ 2,100 = ₹40,000. The 70% figure is only an illustration. Always use the carpet area stated in the RERA registration for your unit.
What to ask before you buy
- The RERA-registered carpet area of your exact unit.
- The super area and the loading percentage the builder uses.
- Whether balcony and terrace areas are counted and priced.
- The price per sq ft on carpet area, so you can compare projects fairly.
See it with real numbers
On our Conscient Hines Elevate page you can move the rate slider and see the super-to-usable split for 3, 4 and 5 BHK homes.
Frequently asked questions
Which area should I use to compare flats?
Use the RERA carpet area. It is the usable space and the only figure that compares like with like across projects.
Is carpet area always about 70% of super area?
No. It varies by project and layout. The 70% in our example is only an assumption for illustration.
Do I pay stamp duty on super area or carpet area?
Rules and valuation methods vary. Ask your lawyer or us how the registry will value your unit.