Victory Valley Carpet Area calculations

VICTORY VALLEY     (Figures in SqFt)  
2BHK 1435 3bhk 2428
Bedroom 1 133.37 Bedroom 1 213.96
Toilet 1 66 Toilet 85.56
Bedroom 2 168 Dress 85.56
Toilet 2 67.47 Bedroom 2 181.25
Kitchen 77 Toilet 2 50.31
Drawing / Dining 211.51 Kitchen 72.67
Bedroom 3 168
Toilet 3 55.73
Dining 143.56
Living 154.89
Servant 49.32
Servant Toilet 33.13
Total 723.35 Total 1293.92
Loading without Balconies 49.59 %   Loading without Balconies 46.71 %
Balcony 1 59.66 Balcony 1 49.8
Balcony 2 40.01 Balcony 2 48
Balcony 3 34.02 balcony 3 48
Total 133.69 Total 145.8
Total with Balconies 857.04 Total with Balconies 1439.72
Loading with Balconies 40.28 %   Loading with Balconies 40.70 %

Spaze AT4 – Carpet Area calculations

Spaze AT4 1708 sqft   2070 sqft
 Master Bedroom 194.45 191.25
Toilet 1 46.61 48.13
Bedroom 2 113.3 135.13
Toilet 2 42.56 40.69
Kitchen 82.4 81.67
Bedroom 3 132 126.5
Toilet 3 47.4 40.69
Dining 130.9 92.5
Living 180.8 199.75
Lobby Entrance 27.31
S Toilet 19.5
S Room 45.25
Lobby 60 51
Study 94.92
Total 1030.42 1194.27
Loading without Balconies 39.67 %   42.31 %
Balcony 1 80 Approx 102
Balcony 2 75 Approx 96
Balcony 3 42 Approx 42
Balcony 4 Approx
Balcony Kitchen 20 Approx 28
Total 217 268
Total with Balconies 1247.42 1462.27
Loading With Balconies 26.97 %   29.36 %

Effective carpet area is 73% and 70% of the advertised super area.  

Definitions of Super Area and Carpet Area

Super Area for the purpose of calculating the Sale Price in respect of the 
Said Apartment shall be the sum of Apartment Area of the Said Apartment, its pro-rata share of Common Areas in the entire said building and pro-rata share of other Common Areas outside apartment buildings earmarked for use of all apartment allottees in the project. Whereas the Apartment Area of the Said Apartment shall mean entire area enclosed by its periphery walls including area under walls, columns, balconies, deck, cupboards, space for AC unit and lofts etc. and half the area of common walls with other premises/ apartment, which form integral part of Said Apartment

Common Areas shall mean all such parts/areas in the project which the allottee shall use by sharing with other occupants of the project including entrance lobby, driver’s/common toilet at ground floor, lift lobbies, lift shafts, electrical shafts, fire shafts, plumbing shafts and service ledges on all floors, common corridors and passages, staircases, mumties, services areas including but not limited to lift machine room, overhead water tanks, helipad, underground water tanks & pump room, electric sub-station, DG set room, fan rooms, Laundromat, maintenance offices/ stores, security/ fire control rooms and architectural features, if provided.

Super Area of the Said Apartment if provided with exclusive open terrace(s) shall also include area of such terrace(s), Apartment allottee however, shall not be permitted to cover such terrace(s) and shall use the same as open terrace only and in no other manner whatsoever.

It is specifically made clear that the computation of Super Area of the Said Apartment does not include the following :

a) Sites for shops and shop(s).

b) Sites / Buildings/ Area of Community facilities/ Amenities like Nursery/ Primary/ Higher Secondary School, Club / Community Centres, Dispensary, Creche, Religious Buildings, Health Centres, Police Posts. Electric Sub-Station, Dwelling Units for Economically Weak Sections/ Services personnel.

c) Roof / top terrace above apartments excluding exclusive terraces allotted to apartments/ Penthouses.

d) Covered / Open Car Parking Area within / around Buildings for allottees / visitors of the project.

What is carpet area?

There are many definitions, however Let me explain in simple terms. It is the area under the roof of your appartment which can be exclusively used by the buyer. In other words built up / appartment area minus the walls. Some also exclude balconies from built up, but for all practical purposes, I consider the above simple definition.

What we pay for?

All buyers pay for super area but exclusively use appartment / built up area. In other words we pay for “Loading” or common areas as well.

What is the standard?

There is no standard or norm for “loading” % in RE. All that depends on the architecture, size of the project, amenities and density of the project. The common “Loading” % is usually seen between 25-28% of Super Area, which means we pay BSP for so much of non exclusive space. However many projects have loading beyond 35%.


Hope with the above terms explain what we actually pay for and what we actually get to live-in finally. A decision to buy a property must be based on the appartment to super area ratio. Don’t think you pay for eg Rs 4500/ sft as BSP, but you may actually pay 6250 for the appartment / built up area in which you are going to live-in or which you can call your exclusive home.

Also decision not just be based on loading % alone. One must also take into account the density of the project. Density means in simple terms, no of dwellings per acre of land, while there may be many other words such as FAR etc used.

A project may have lesser loading but of high density. For eg Bestech Ananda in sec 81 has the lowest / best loading number -25% but the project is high density 720 units in 13 acres i.e, 56 units per acre. As the no of units go up within acre the loading comes down. Any project with above 45 units per acre can be considered as high density. In high density projects the no of dwellings per acre and no of human beings living per acre would be high. In laymen terms, comparing south delhi to chandini chowk, not in literal terms, but used the example to make one understand.

Hope the above explanations help people decide logically what they are actually buying.

PS: I would like to thank Mr. Krishna of IREF for this post.

Apartment Area to Super Area (LOADING) for New Gurgaon Projects

  • Only BSP considered for the calculations; PLC & Other charges are extra
  • Blue font lines are assumptions as the builder have not provided the dimensions in their plans. Also, the calculations does not consider the walls and columns which form part of the apartments area. That could add 3-5% additional area to the apartment.
  • Current prices August’12 considered (both fresh & resale)

Compared the projects in two buckets, one basic appartments and second the so called luxury segment (a/c, modular kitchen etc).

3C Greenopolis to Akme Raaga are under basic category
DLF Regal to ATS Kocoon are under luxury category
As you could see the actual money we pay for the appartment / built up areas is quite higher when compared to the BSP we assume to be paying. This is because of the ratio of builtup to super built up .

However one must not only look at the ratio as a measure but has to consider the actual area one would get for living and the price at which it is available, and cash component / upfront payment for the resale appartments.

Also considerations must be given to the project density. Anything beyond 45 units per acre of the township area should be considered as high density and 40-44 to be low density.

Hope the below information helps the users to make informed decisions
In terms of project density following are best to worst

Best – 3C Greenopolis
Good – ATS, AKME, Spaze, Bestech
Worst – DLF New Town Heights, Orris Carnation, Anantraj

In terms of actual money paid per built up area for basic projects – best to worst are

Best in basic Orris Carnation & Anantraj, however there involves lot of cash component on resale and upfront payment.
Greenopolis – Considering new launch and payment under CLP
Best in Luxury – Winter hills, Assotech and Bestech Ananda

Worst of all – DLF projects

Thanks to Krishna of IREF forum for helping out with this post.