Carpet area vs super area: what RERA means for flat buyers in Punjab

Flats in the Tricity are still often marketed by 'super area', but the figure that matters under RERA is carpet area. Knowing the difference stops you comparing two flats on numbers that mean different things.

What carpet area means under RERA

The Real Estate (Regulation and Development) Act, 2016 defines carpet area as the net usable floor area of an apartment. It leaves out the area under the external walls, service shafts, any exclusive balcony or verandah and any exclusive open terrace. It includes the area under the internal partition walls.

Balconies, verandahs and terraces for your exclusive use are not ignored. When a promoter applies to register a project, the Act requires it to state the carpet area of the apartments for sale together with the exclusive balcony or verandah area and the exclusive open terrace area. Expect to see these as separate figures.

What super area means

Punjab's RERA rules define the super area of an apartment as the gross covered area, including the parts of the project you share with other occupants: for example the entrance lobby, lift and service shafts, common corridors and passages, staircases, service rooms and architectural features, where provided. The gap between super area and carpet area is often called the 'loading'.

A worked example (made-up figures)

Suppose a flat is marketed at 2,000 sq ft of super area and the agreement states a carpet area of 1,400 sq ft. The loading is 600 sq ft, or 30% of the super area. If the price is quoted per sq ft of super area, divide the total price by 1,400 instead of 2,000 to get the rate per sq ft of carpet area. In this example that rate is about 43% higher than the headline rate. These numbers are for illustration only; loading varies from project to project.

What the Punjab rules require

• For ongoing projects, the promoter must disclose the size of the apartment based on carpet area, even if it was earlier sold on another basis such as super area, super built-up area or built-up area.
• For plotted developments, the promoter must disclose the area of the plot being sold.
• The model agreement for sale in the Punjab rules states the total price based on carpet area, with a break-up of amounts such as the cost of the apartment, the proportionate cost of common areas, preferential location charges and taxes.
• Under the same model agreement, the promoter confirms the final carpet area after construction and the occupancy certificate, and the price is recalculated at the agreed rate per sq ft. If the area is reduced, the excess you paid is to be refunded with interest; if it increases, the extra is payable at the next payment milestone. Read how your own agreement handles changes in area, including any limits it sets.

How to compare flats fairly

1. Ask for the carpet area, the exclusive balcony or verandah area and any exclusive terrace area as separate figures, in writing.
2. Check those figures against the project's details on the Punjab RERA portal.
3. Work out the all-inclusive cost per sq ft of carpet area for every option you are considering.
4. Make sure the agreement for sale states the carpet area, and read how it deals with any change in area at possession.
5. At possession, consider having the flat measured and compare the result with the area in your agreement.

Red flags

• A price list that shows only super area or 'built-up area', with no carpet area.
• Reluctance to put the carpet area in writing before you pay a booking amount.
• Balcony or terrace area folded into a figure described as carpet area.

This article is general information, not legal advice. Have area definitions and the agreement for sale checked by an independent lawyer before you sign.