Understanding Different Area Calculations in Indian Real Estate
When venturing into the Indian real estate market, whether buying or renting, it's crucial to understand the different ways area is calculated. These calculations determine the actual usable space you get and play a significant role in property valuation. This article breaks down the key terms: UDS, Carpet Area, Built-Up Area, and Super Built-Up Area, providing clear definitions, formulas, and examples to help you make informed decisions.
Undivided Share of Land (UDS)
UDS refers to the portion of land you own in a building with multiple units. It's your share of the total land on which the building stands. This is particularly important because you co-own the land with other apartment owners in the building. The larger your UDS, the greater your share of the land, which can be crucial in scenarios like redevelopment or sale of the property. For instance, if the building undergoes redevelopment in the future, a larger UDS translates to a larger portion of the new building or a greater share of the proceeds if the land is sold.
How to Calculate UDS
The formula for calculating UDS is:
UDS = (Super built-up area of your unit / Super built-up area of all units) x Total land area
Example:
Imagine a building with 200 flats on 10 acres of land:
- 100 flats are 1BHK with 500 sq ft super built-up area each.
- 50 flats are 2BHK with 1000 sq ft super built-up area each.
- 50 flats are 3BHK with 1500 sq ft super built-up area each.
To calculate the UDS for a 3BHK flat:
- Calculate the total super built-up area of all units: (100 x 500) + (50 x 1000) + (50 x 1500) = 175,000 sq ft
- Apply the formula: (1500 / 175,000) x 10 acres = approximately 0.086 acres
Therefore, the UDS for a 3BHK flat in this building is about 0.086 acres.
Carpet Area
Carpet area is the actual usable area within the walls of your apartment. This includes the area of all rooms, living rooms, bedrooms, bathrooms, and kitchen within the outer walls. It excludes the thickness of inner walls, common areas, and any space not exclusively allocated to your unit. It's important to note that balconies, while within the outer walls, are not included in the carpet area.
How to Calculate Carpet Area
While there's no single formula, you can estimate it as:
Carpet Area = Total Built-Up Area - Thickness of inner walls
Example:
If the total area within the walls of your apartment is 1000 sq ft and the thickness of the walls takes up 100 sq ft, the carpet area would be 900 sq ft.
It's important to note that the Real Estate (Regulation and Development) Act, 2016 (RERA) mandates builders to disclose the carpet area of apartments, ensuring transparency for buyers. This regulation helps prevent discrepancies and ensures that buyers have a clear understanding of the actual usable space they are purchasing.
Built-Up Area
Built-up area includes the carpet area plus the area occupied by the walls and balconies. It essentially encompasses the entire space within the external walls of the apartment.
How to Calculate Built-Up Area
Built-up area = Carpet area + area of walls + area of balcony
Example:
Continuing with the previous example, if the carpet area is 900 sq ft, the area occupied by walls is 100 sq ft, and the balcony area is 50 sq ft, the built-up area would be 1050 sq ft.
Super Built-Up Area
Super built-up area, also known as saleable area, is the most comprehensive measure. It includes the built-up area plus your proportionate share of common areas in the building. These common areas include shared amenities like lobbies, staircases, elevators, corridors, clubhouses, swimming pools, gardens, and other facilities.
How to Calculate Super Built-Up Area
There are two ways to calculate super built-up area:
Super built-up area = Built-up area + Proportionate common area
Super built-up area = Carpet area x (1 + loading factor)
The loading factor represents the percentage added to the carpet area to account for common areas. It can vary significantly depending on the project and builder. Think of it like this: if the carpet area is a cake, the loading factor is the icing and decorations that add to the overall size and presentation. A higher loading factor means a larger super built-up area, but it doesn't necessarily translate to more usable space within your apartment.
Example:
If your apartment's built-up area is 1050 sq ft and your share of common areas is 150 sq ft, the super built-up area would be 1200 sq ft.
Alternatively, if the carpet area is 800 sq ft and the builder adds a loading factor of 20%, the super built-up area would be:
Super built-up area = 800 (1 + 20%) = 960 sq ft
It's important to be aware that developers often use the super built-up area to price apartments. This can be misleading for buyers who may not fully understand the difference between the various area calculations and end up paying for space they don't actually get to use exclusively. Before RERA made it mandatory for builders to sell flats based on the carpet area, this lack of clarity was often exploited, leading to inflated prices and disappointed buyers.
Remember this rule when comparing properties: the higher the ratio of carpet area to the super built-up area, the more usable space you will get inside the house.
Understanding the Differences and Their Significance
Understanding the distinctions between these area calculations is crucial for making informed decisions and avoiding potential misunderstandings about the actual living space you are purchasing. It's common to be drawn in by a large super built-up area, only to be disappointed by the actual usable space within the apartment. By understanding these differences, you can better evaluate properties and ensure you're getting what you pay for.
Here's a table summarizing the key differences:
| Area Type | Includes | Excludes |
|---|---|---|
| Carpet Area | Usable space within the apartment walls | Wall thickness, balconies, common areas |
| Built-up Area | Carpet area + walls + balconies | Common areas |
| Super Built-up Area | Built-up area + proportionate share of common areas |
Conclusion
When navigating the Indian real estate market, a thorough understanding of UDS, Carpet Area, Built-Up Area, and Super Built-Up Area is essential. These calculations directly impact the usable space you get and the price you pay for a property. Remember to prioritize carpet area when comparing properties, as it represents the actual living space within your apartment. Be aware of the loading factor and how it affects the super built-up area, and don't hesitate to ask for a clear breakdown of these calculations from the builder or seller. By being informed and discerning, you can make confident and well-informed decisions in your real estate endeavors.
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