If you think you're buying a 1,000 sq. ft. flat in Mumbai, think again — you're likely getting only about 570 sq. ft. of livable space. With a staggering 43% gap between the carpet and super built-up area, Mumbai leads all Indian metros in space “loading” — the amount of area buyers pay for but don’t actually live in. This gap is among the highest in the country, exposing how inflated real estate pricing can mislead first-time buyers about what they’re really getting for their money.
The difference between what’s promised and what’s delivered lies in how space is calculated. The carpet area — the space within your home where you can actually lay a carpet — is the only figure that truly matters to the end user.
Here’s how major cities compare on loading:
In simple terms, the higher the loading, the smaller your actual home — even though the price tag stays hefty. This disparity is a result of how developers structure pricing. By keeping the per sq. ft. rate seemingly “low,” they make the overall offer more attractive — but build in the cost through inflated loading. High-rise towers, luxury amenities, and shared facilities often carry significant space loading, which gets passed on to the buyer. Developers and property experts recommend that ideal loading should not exceed 30%. Anything more means you’re effectively paying a premium for walls, corridors, and clubhouses — not your own space.
Tips To Identify And Calculate Your Real Cost:
Always ask the builder for a detailed breakdown of carpet, built-up, and super built-up area. RERA mandates this, and it should be included in your agreement.
Do the Math Yourself - Use this formula:
Loading (%) = {(Super Built-up – Carpet) ÷ Carpet} × 100
If SBA is 1,600 sq. ft. and carpet is 1,250 sq. ft., your loading is 28%.
Compare Cost Per sq. ft. of Carpet Area
Forget the advertised rate. Calculate the effective cost:
Total Price ÷ Carpet Area = Actual Price Per Usable sq. ft.
Cross-check with Market Standards
If a builder is charging above 40% loading in a market where the average is 25–30%, ask why — and negotiate or walk away.
Inspect What You’re Paying For - Are the shared amenities actually adding value? A rooftop pool and yoga deck sound great, but if you’ll rarely use them, that’s space (and money) better spent inside your own walls.
Watch for Low Loading Projects - End-user or affordable housing projects usually offer better value, with loading between 20–30%. These developments maximize usable space and typically have stronger resale prospects.
Use RERA Safeguards - Since 2016, developers must disclose the carpet area and refund buyers if it reduces post-construction. Always verify RERA registration and project details online.
In high-cost markets, like Mumbai, where every square foot counts, understanding how much space is actually livable is essential. Many first-time buyers mistakenly compare prices based on super built-up area, without realizing how much less carpet area they’re getting. Instead of being swayed by glossy amenities, they should evaluate the floor plan, carpet area, and real cost per usable square foot.
