When you compare homes in Mumbai, you will often see three different area figures: carpet area, built-up area and super built-up area. They can describe the same home and still be quite different numbers. Understanding carpet area vs built-up area is one of the most useful things a buyer can do.
This guide explains each term in plain English, what the RERA Act 2016 says, and what to check before you buy. It is general information, not legal advice – for a specific purchase, speak to a qualified property lawyer.
Why area definitions matter
Price is usually quoted per square foot or as a total for a stated area. If two homes are described using different area measures, comparing them is like comparing prices in two different currencies. Knowing which area is being quoted helps you understand what you are actually paying for: the space you can use inside your home.
Carpet area: the space you use
The RERA Act 2016 gives carpet area a clear definition. In simple terms, carpet area is the net usable floor area of an apartment. As per the Act, it:
- Includes the area covered by the internal partition walls of the apartment.
- Excludes the area covered by the external walls.
- Excludes areas under services shafts.
- Excludes exclusive balcony or verandah areas.
- Excludes exclusive open terrace areas.
In everyday terms, it is the floor space inside your home where you live – the rooms, kitchen, bathrooms and internal passages.
Built-up area
Built-up area is not defined in the RERA Act, and different people use it in slightly different ways. Generally, it means the carpet area plus the area of the walls, and sometimes balconies or other spaces attached to the home.
Because there is no single standard definition, always ask exactly what has been included when someone quotes a built-up area.
Super built-up area
Super built-up area usually means the built-up area plus a proportionate share of the building’s common areas – lobbies, lift wells, staircases, corridors, and sometimes amenities such as the clubhouse.
Before RERA, homes in many Indian cities were often sold on super built-up area. The difference between super built-up area and carpet area is commonly called “loading”. The more loading, the less of the quoted area is actually inside your home.
What changed with RERA
Under RERA, homes are sold on carpet area. The agreement for sale should state the carpet area of the home, and the details of registered projects are available on the state RERA authority’s website – MahaRERA in Maharashtra.
This makes comparison fairer. Two homes with the same carpet area give you roughly the same usable floor space, whatever their built-up or super built-up figures.
What about balconies and terraces?
Exclusive balconies, verandahs and open terraces are not part of the carpet area under the RERA definition. They are usually shown separately in the documents. For a sea-front home, a balcony or terrace can be an important part of the experience, so ask for these areas to be listed clearly alongside the carpet area.
A simple example
Imagine two homes advertised in different ways:
- Home A is described by its carpet area.
- Home B is described by its super built-up area.
Even if Home B’s figure is larger, Home A may offer more usable space. The only reliable comparison is carpet area to carpet area. Ask for the carpet area of every home you are considering.
Checklist: what to ask the seller
- What is the carpet area, as defined under the RERA Act?
- What are the areas of any exclusive balcony, verandah or terrace?
- Is the price quoted on carpet area?
- Can I see the floor plan with room dimensions?
- Once registered, do these figures match the project details on the RERA website?
How this applies to Adani Bandra Reclamation
Adani Bandra Reclamation, the sea-front project at Bandra Bay by Adani Realty, is at the pre-launch stage and pending registration under RERA. Carpet areas for the residences are not published yet and are shared on request. They will be confirmed on registration.
The residences include 3 BHK sea-facing residences from Rs 29 Cr* onwards, 4 BHK Sea Suites (two per floor) and 5 BHK Sea Mansions (one per floor). When you enquire, ask for the floor plans and the carpet area of each format. Our guide to the 3, 4 and 5 BHK residences covers the homes, and Sea Suites vs Sea Mansions compares the two largest formats.
As per Section 3 of the RERA Act 2016, no bookings, sale agreements or allotments shall be made until registration is granted. Read our pre-launch RERA guide for more.
Related guides
- 12 questions to ask before buying an ultra-luxury home in Mumbai
- NRI checklist for buying a home in Mumbai
- Adani Bandra Reclamation: the complete pre-launch guide
- Cost of buying a flat in Mumbai: every charge beyond the base price
- Flat possession checklist: what to inspect and collect before you take the keys
Frequently asked questions
What is carpet area under RERA?
Under the RERA Act 2016, carpet area is the net usable floor area of an apartment. It includes internal partition walls and excludes external walls, services shafts, and exclusive balcony, verandah and open terrace areas.
Is built-up area the same as carpet area?
No. Built-up area generally adds the area of the walls, and sometimes balconies, to the carpet area. It has no single standard definition, so always ask what it includes.
What is loading?
Loading is the difference between the super built-up area and the carpet area – mainly the share of common areas such as lobbies, lifts and staircases.
Are balconies included in carpet area?
Exclusive balconies, verandahs and open terraces are not part of carpet area under the RERA definition. They are usually listed separately.
What is the carpet area of homes at Adani Bandra Reclamation?
Carpet areas are shared on request and will be confirmed on RERA registration.
Get the brochure, floor plans and price details
For the Adani Bandra Reclamation brochure, floor plans and the current price position, message us on WhatsApp, call +91 80503 63647 or send an enquiry. Zero brokerage and a priority site visit are available on request.
RERA notice: Adani Bandra Reclamation is pending registration under RERA – as per Section 3 of the RERA Act 2016, no bookings, sale agreements or allotments shall be made until registration is granted, and the information here is for awareness only.
*Indicative, as per developer-authorised listings (September 2026), approximate, exclusive of statutory charges, and subject to change. Areas, layouts and pricing do not constitute an offer and will be confirmed on RERA registration. Images: artist’s impressions, indicative only.
This is a marketing page and is not the official Adani Realty website. The project is developed by Adani Realty; all trademarks and project names belong to their respective owners and are used here solely to identify the project represented.
