Definitions (per RERA Act, 2016)
- Carpet area — net usable floor area of an apartment, excluding the area covered by external walls, areas under services shafts, exclusive balconies, and exclusive verandas. Includes the area covered by internal partition walls.
- Built-up area — carpet + thickness of external + internal walls + balconies / verandas. Typically 1.10× to 1.20× carpet for modern apartments.
- Super built-up area — built-up + proportionate share of common areas (lobby, lift, staircase, club, gym, gardens, pump room). Typically 1.25× to 1.45× carpet, but can go higher in luxury / amenity-heavy projects.
RERA mandates that builders quote and price based on carpet area. Loading factor is the % addition: super built-up = carpet × (1 + loading%).
Typical loading factors
| Project type | Built-up loading | Super built-up loading |
|---|---|---|
| Older / no-amenity buildings | 10 – 15% | 20 – 25% |
| Standard apartments (post-2000) | 12 – 18% | 30 – 40% |
| Premium with club / pool / gym | 15 – 20% | 40 – 50% |
| Luxury / gated community | 15 – 20% | 50 – 65% |
Higher super-built-up loading isn't necessarily bad — it usually reflects more amenities. But always compare on price-per-carpet-sq.ft, not price-per-super-built-up.
FAQ
Why does the per-sq.ft price look so different?
A "₹8,000 per sq.ft" super-built-up price could be ₹10,800 per sq.ft of actual carpet at 35% loading. Always normalise to carpet for like-for-like comparison.
Is RERA strict about carpet quotes?
Yes — project disclosures and sale agreements must mention carpet area. But marketing material and brokers often still emphasise super built-up because the price-per-sq.ft headline looks lower.
What about plot / villa?
For independent houses, carpet vs built-up applies to each floor; super built-up is rarely relevant since there are no shared common areas. The plot is measured in land units — use the plot area calculator.