Two flats are both advertised at 1,500 sq.ft. Walk into them and one feels noticeably bigger. The difference is almost always in how the area was counted. Bengaluru projects use three different measurements, and knowing which is which can save you from paying for space you will never use. Here is how they work, with numbers.
The three areas
Carpet area is the usable floor area inside your home: bedrooms, living room, kitchen and bathrooms, including the internal walls between them. It excludes the external walls, service shafts, your exclusive balcony and any open terrace. Under RERA, the agreement for sale must state the carpet area.
Built-up area adds the space taken by the walls and, usually, your balcony. Definitions vary from builder to builder, so always ask what a project's built-up figure includes.
Super built-up area adds your proportionate share of the common areas: lobbies, corridors, lifts, staircases and, in some projects, the clubhouse and other amenities. Many Bengaluru projects quote prices per sq.ft of super built-up area.
| Area | Includes | Example |
|---|---|---|
| Carpet | Usable rooms and internal walls | 1,000 sq.ft |
| Built-up | Carpet + walls + balcony (varies) | about 1,100 sq.ft |
| Super built-up | Built-up + share of common areas | 1,300 sq.ft |
What loading means
Loading is the gap between your carpet area and the super built-up area you pay for, usually expressed as a percentage of the carpet area:
Loading = (super built-up area − carpet area) ÷ carpet area
In the example above, (1,300 − 1,000) ÷ 1,000 = 30%. Some builders express loading as a share of the super built-up area instead, which gives a smaller-looking number for the same flat, so check which way it has been calculated.
Comparing two flats fairly
Here is where it matters. Two projects both quote ₹12,000 per sq.ft of super built-up area:
| Project A | Project B | |
|---|---|---|
| Super built-up area | 1,500 sq.ft | 1,450 sq.ft |
| Loading | 28% | 35% |
| Carpet area | about 1,172 sq.ft | about 1,074 sq.ft |
| Price | ₹1.8 Cr | ₹1.74 Cr |
| Price per sq.ft of carpet | about ₹15,360 | about ₹16,200 |
Project B looks only 50 sq.ft smaller and ₹6 lakh cheaper. In usable space it is about 98 sq.ft smaller, and per sq.ft you can actually use, it is the more expensive of the two.
Why loading differs between projects
Higher loading is not automatically bad. It often reflects things you will enjoy: wide lobbies, a large clubhouse, more lifts, generous corridors. A compact building with few amenities will naturally have lower loading. The point is to know what you are paying for, and to compare like with like.
How to use this when you buy
- Ask every builder for the carpet area of the exact unit, in writing. It will be in the agreement for sale anyway under RERA.
- Work out the price per sq.ft of carpet area for each shortlisted flat.
- Check what the built-up figure includes, especially balconies and utility areas.
- Remember that maintenance charges are usually calculated on super built-up area, so loading affects your monthly costs too.
- When you compare rates, including those on our property rates page, check which area each figure is based on.
Comparing two or three projects? Send us the unit details on WhatsApp and we will lay out their carpet areas and true per sq.ft cost side by side. For the rest of the all-in cost, see our hidden costs guide.
Frequently asked questions
What is carpet area?
Carpet area is the usable floor area inside your flat: the rooms, kitchen and bathrooms, including internal walls, but excluding the external walls, service shafts, exclusive balconies and open terraces. Under RERA, the agreement for sale must state the carpet area.
What is super built-up area?
Super built-up area is the built-up area of your flat plus your proportionate share of the building's common areas, such as lobbies, corridors, lifts, staircases and sometimes the clubhouse. Many projects quote prices per sq.ft of super built-up area.
What is loading in real estate?
Loading is the extra area added on top of your carpet area to reach the super built-up area. It is usually expressed as a percentage of the carpet area. A 1,000 sq.ft carpet flat with 30% loading is sold as 1,300 sq.ft super built-up.
What is a normal loading percentage in Bengaluru?
Loading varies by project. Large amenity-rich communities and high-rises with big lobbies tend to have higher loading. Ask every builder for the carpet area and compare projects on that basis rather than assuming a typical figure.
Which area should I compare when buying a flat?
Compare carpet area, and the price per sq.ft of carpet area. Two flats with the same super built-up area can differ by a hundred sq.ft or more of usable space.
