The Uttar Pradesh Real Estate Regulatory Authority (UP RERA) has recently advised homebuyers to buy residential units on the basis of carpet area, as it actually reflects the actual liveable space within an apartment.
For the uninitiated, a super area includes a proportional share of shared facilities and spaces like corridors, staircases, lift areas, lobbies, clubhouses and other common amenities. This is the reason why if a homebuyer opts for an apartment based on the super area, they may end up with less usable space inside the apartment.
What did UP RERA say about Section 4(2)(h) and carpet area
In a press release dated June 10, 2026, UP RERA said that the law permits the builders only to charge based on the carpet area when executing a sale agreement.
Moreover, the Real Estate (Regulation and Development) Act, 2016 and the Rules framed thereunder clearly lay down carpet area as the standard measure for disclosure and sale of apartments.
In the press release, UP RERA said that under Section-4(2)(h), a builder is required to disclose the number, type and carpet area of apartments offered for sale in a project on the UPRERA portal. Along with this, the area of exclusive balconies or verandahs and exclusive open terraces attached to the apartment also have to be disclosed.
UP RERA said in the press release: "The legal provisions do not require disclosure of the super built-up area for this purpose."
UP RERA also said that the RERA rules say that the builder needs to disclose the apartment's size on the basis of carpet area even if the builder has sold or marketed the apartment based on super area or super built-up area.
UP RERA said in the press release: "Similarly, the prescribed format of the Agreement for Sale under the Rules also provides for sale of apartments only on the basis of carpet area."
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Homebuyers can verify carpet area on UPRERA portal
In the press release, UPRERA has advised that homebuyers should visit the UPRERA web portal before finalising any property transaction.
The portal contains project-wise information submitted by promoters, including details regarding the carpet area of apartments.
UP RERA said in the press release: "Buyers can use this information to independently verify the actual liveable area of the apartments and make better-informed investment decisions."
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Why homebuyers shouldn't buy apartments based on super area
Sachin Vyas - Chief Sales Officer, Square Yards said to ET Wealth Online that the carpet area is the space you can actually use in a home, this is what builders have to sell apartments for under RERA.If you know the carpet area, you can figure out if the home is a value. You can compare homes. See what you need to furnish them. You will not be fooled by the super built-up area, which is often larger than it appears.
Vyas says: "If you do not know the carpet area, you might compare prices incorrectly. You might think a home is bigger than it is. When you get the home, you might be unhappy because it is smaller than you thought."
Super built-up areas include a proportionate share of common facilities and spaces such as corridors, staircases, lift areas, lobbies, clubhouses and other common amenities. These spaces when added to the carpet area and called super areas, result in less usable space inside the apartment.
UP RERA said in the press release: "These common areas are added to the carpet area through a loading mechanism, resulting in a figure that is significantly larger than the actual usable area within the apartment."
So to reiterate, carpet area provides a clear and accurate measure of the space that is actually occupied and used by the buyer.
UP RERA pointed out that despite the statutory requirements of sale on the basis of carpet area, apartments are often marketed in terms of super built-up area.
UP RERA says: "As a result, many homebuyers may not fully get to know the difference between the advertised area and the actual liveable space available inside the flat."
Vikas Bhasin, Managing Director, Saya Group, said to ET Wealth Online that for homebuyers understanding carpet area is crucial, as it provides clarity on how much they are paying for the actual usable area of the property.
According to Bhasin, homebuyers who are informed about super area and carpet area are in a position to compare the space offerings of different projects and housing units, and understand how much they are paying for their private living space, and assess the proportion of common or shared areas included in the overall cost.
What is the general ratio between carpet area and super built-up area?
Vyas says that there is no rule under RERA for carpet area and super built-up area. Usually, the carpet area is 70 to 80 percent of the super built-up area. This depends on how much space's shared and what amenities are available. If a building has a lobby or many extra features, the carpet area might be smaller. If a project is well designed, the carpet area might be bigger.
Vyas says: "When you are looking at homes, you should pay attention to the carpet area and the price per foot of carpet area. This will give you an idea of the home. The carpet area is what matters when you are buying a home."
