Carpet, built-up and super built-up area explained

Office and shop space in India is quoted on three different area measures. By the end of this article you will know what each one measures and why two quotes for similar space can look so different. You will also know how to compare offers on the same basis and what to ask for in writing.

The three measures

Carpet area is the floor area you can actually use inside the unit. It is measured inside the external walls, so it leaves out the thickness of those walls.

Built-up area is carpet area plus the area taken up by the walls. Depending on who measures, it may also include balconies, terraces and service shafts (vertical ducts for pipes and cables) attached to the unit.

Super built-up area is built-up area plus your share of the building's common areas. Common areas are the parts everyone shares, such as the entrance lobby, lifts, staircases and corridors. Super built-up area is sometimes called saleable or chargeable area.

Loading is the extra area added on top of carpet area to arrive at super built-up area. It is often stated as a percentage, but the base it is worked out on can differ. Ask how the figure was calculated.

• Carpet area: the usable floor inside the unit's walls.
• Built-up area: carpet area plus walls, and sometimes balconies and shafts.
• Super built-up area: built-up area plus a share of the common areas.
• Loading: the extra area between carpet area and super built-up area.

What the law says about carpet area

The Real Estate (Regulation and Development) Act, 2016, often called RERA, regulates the sale of units in real estate projects. Section 2(k) of the Act defines carpet area in these words.

The Act uses the word apartment widely. Its definition in section 2(e) includes an office, showroom, shop or godown (warehouse) used for commercial purposes.

The Act defines carpet area only. It does not define built-up or super built-up area, so those figures can be worked out differently from one building to the next.

The Act deals with units allotted or sold by a promoter (the developer of a project). Its definition of allottee, the buyer, leaves out a person who takes a unit on rent. For a lease, the definition is still a useful reference when you ask a landlord for carpet area.

When a promoter applies to register a project, the application must state the number, type and carpet area of the apartments for sale. The promoter must also put the project details on the Real Estate Regulatory Authority's website for public viewing.

Why quotes for similar space differ

Two quotes can describe the same floor with very different numbers. This happens because each figure may be based on a different area measure.

A rate quoted on super built-up area looks lower per square foot than a rate quoted on carpet area. The same rent is spread over more square feet.

Loading also differs between buildings. A building with a large lobby, wide corridors or many shared facilities will usually carry more loading than a compact one.

Measurement practice varies too. One landlord may count balconies or shafts in built-up area, while another may not.

How to compare two offers on the same basis

The fairest way to compare offers is to work out the rent per square foot of carpet area. That tells you what you pay for the space you can actually use.

1. Ask each landlord for the carpet area of the unit, in writing.
2. Work out the total monthly rent for each offer.
3. Divide the monthly rent by the carpet area.
4. Add maintenance, parking and other monthly charges, then divide again to get the total monthly cost per square foot of carpet area.

The table below uses hypothetical numbers. It shows how a lower headline rate can cost more for each square foot (sq ft) you can use.

In this hypothetical case, Offer A has the lower headline rate. Offer B costs less for each square foot you can actually use.

What to ask for in writing

Area figures matter most when they are written into the documents you sign. Ask for the following before you agree terms.

• The carpet area, built-up area and super built-up area of the unit, each stated separately.
• The list of common areas included in the loading, and how your share is worked out.
• The area on which rent is charged, and the area on which maintenance is charged, if different.
• A floor plan with measurements, and the name of whoever prepared it.
• What happens if a joint measurement (both sides measuring together) finds a different carpet area.
• The same area figures in the final agreement as in the offer letter.