- RERA requires developers to sell registered projects on carpet area.
- Built-up and super built-up figures are larger, so their price per sq ft looks lower.
- Always compare homes on price per sq ft of carpet area.
- Ask for the carpet area in writing in the agreement for sale.
Open three listings for similar 3 BHK flats and you may see 1,480, 1,720 and 2,050 sq ft — for the same home. The difference isn’t the flat; it’s which “area” is being quoted. Knowing the three terms is the quickest way to stop overpaying.
Carpet area: the space you actually use
Under the Real Estate (Regulation and Development) Act, 2016, carpet area is the net usable floor area of an apartment. It includes internal partition walls but excludes the external walls, service shafts, and exclusive balconies, verandahs and open terraces.
For projects registered with a state RERA, the agreement for sale must state the carpet area, and the price is linked to it.
Built-up area: carpet plus walls
Built-up area adds the thickness of the walls and, usually, balconies to the carpet area. It is often around 10–20% more than carpet area, depending on the design.
Super built-up area: your share of the building
Super built-up area adds a proportionate share of common areas — lobbies, lifts, staircases, corridors and sometimes the clubhouse. The gap between super built-up and carpet area is often called “loading”, and in many projects it is 25–40%.
Resale listings still commonly quote super built-up area, so it pays to ask which figure you’re looking at.
How to compare prices fairly
Convert every listing to price per sq ft of carpet area. Take a flat priced at ₹1.65 Cr:
- On 1,480 sq ft carpet area, that’s about ₹11,149 per sq ft.
- On 2,050 sq ft super built-up area, the same price looks like about ₹8,049 per sq ft.
- Same home, same price — a 38% difference in the headline rate.
Before you pay a booking amount
A few quick checks save a lot of trouble later:
- Confirm the project’s RERA registration on the state RERA website.
- Get the carpet area written into the agreement for sale.
- Ask for a dimensioned floor plan and measure on site where possible.
- Check what the maintenance charge is calculated on — it is often super built-up area.
Frequently asked questions
Can a builder still quote super built-up area?
Listings may mention it, but for RERA-registered projects the sale must be on carpet area, and the agreement must state it.
Is the difference the same in every project?
No. Loading depends on design and amenities — a project with a large clubhouse usually has higher loading.
Which area do resale flats use?
It varies. Older resale listings often quote super built-up area, so ask the seller for the carpet area.
This article is general information, not legal, tax or financial advice. Rules change and vary by state or province — check the official source or a qualified professional. Last reviewed 10 Nov 2026.