Carpet area vs. built-up vs. super built-up: know what you are paying for

Three numbers on a brochure, three very different things. Under RERA, builders are now required to quote carpet area — but older projects and resale listings still play games with the other two. Here's how to normalise.

Definitions

Carpet area: inside walls, the usable space. Built-up area: carpet + the walls themselves + balconies. Typically 10-15% more than carpet. Super built-up: built-up + proportionate share of lobbies, lifts, corridor, clubhouse — "loading factor" anywhere between 25% and 45%.

Do the math

A builder quotes "1,400 sqft super built-up at ₹8,000/sqft = ₹1.12 Cr". Carpet area might be just 1,050 sqft. That's ₹10,667/sqft on actual usable space.

Always ask for the RERA-recorded carpet area

In RERA-registered projects this is mandatory on the sale deed. Don't accept a brochure number.

Safety checklist for everyone in this deal

A property transaction in India touches a lot of hands. Here's what each party should insist on before money moves.

Buyers

• Verify title through a 30-year EC (Encumbrance Certificate) and cross-check the mother deed.
• Confirm RERA registration (where applicable) — the RERA number should match the one on the state RERA website.
• Never transfer a token amount on WhatsApp alone; insist on a receipt and a simple written agreement.
• Walk the property in person. Photo-only deals are a common vector for listing fraud.

Sellers

• Keep originals in a locker. Only ever share certified copies with prospective buyers.
• Insist on payment via cheque / NEFT / RTGS — avoid cash-heavy deals, especially above ₹2 lakh (20,000 cash cap for each leg under Section 269ST).
• Never hand over vacant possession until the sale deed is registered and the registration receipt is in your hand.

Agents, agencies and brokers

• Register under the state RERA (where brokering RERA-covered projects) and display your registration number on listings.
• Keep a written, dated engagement letter with the client covering brokerage %, exclusivity and a cancellation clause.
• Do a KYC on both sides before the first site visit — PAN + Aadhaar, photo ID match — and hold a copy on file.
• Never pocket earnest money directly; let it flow buyer ↔ seller and invoice the brokerage separately.

Owners

• Update your property tax every year — BBMP / MCD / BMC arrears follow the property and surface at sale time.
• On rental, include a 2–3-month notice period, a detailed inventory with photos, and a clause on painting + deep-cleaning at exit.
• Pay the rental TDS if you're a tenant paying over ₹50,000/month (Section 194-IB). Owners should chase the Form 16C from their tenant.

Final tip: when in doubt, walk away. The best real-estate deals are the ones you don't rush.