RERA carpet area vs usable carpet area is a question of one thing: the balcony. At Embassy South Reserve, the RERA carpet area is the floor inside the flat's walls. The usable carpet area is that floor plus the balcony. On the five unit plans in Embassy's presentation, the balcony adds between 63 and 123 sq.ft. This guide works through each plan. For the wider definitions, including saleable area, read our guide to carpet area vs saleable area first.
What is the difference in plain terms?
RERA, the Real Estate (Regulation and Development) Act of 2016, defines carpet area as the net usable floor area of the flat. It leaves out external walls, service shafts, balconies and open terraces. It counts the internal walls. That is the number a developer must state in the agreement.
Embassy's unit plans print a second figure, usable carpet area, which adds the balcony back. It is not a legal term. It is closer to how families use the flat, because a Bengaluru balcony is lived in for most of the year.
The five plans, side by side
| Plan | Tower and facing | RERA carpet | Balcony | Usable carpet |
|---|---|---|---|---|
| 2 BHK C1 | T1, East | 830.12 | 62.97 | 893.09 |
| 2 BHK + Study D1 | T5, West | 963.59 | 96.23 | 1,059.82 |
| 3 BHK E1 | T3, West | 1,154.22 | 123.14 | 1,277.36 |
| 3 BHK E5 | T8, West | 1,154.22 | 123.14 | 1,277.36 |
| 3 BHK E7 | T5, North | 1,168.22 | 123.14 | 1,291.36 |
Areas in sq.ft., from Embassy's unit plans. The balcony column is our subtraction of RERA carpet from usable carpet, not a figure Embassy prints.
How much of the usable carpet is balcony?
In the 2 BHK C1, the balcony is about 7% of the usable carpet. In the 2 BHK with study, it is about 9%. In all three 3 BHK plans, it is about 9.5%. So a family choosing between the plans is not buying a very different balcony ratio, only a larger balcony in the bigger homes.
The 3 BHK plans carry the same 123 sq.ft. balcony. Whether that is one large balcony or several smaller ones is something the plan sheet shows and this table does not. Look at the plan for your unit, which you can see in our South Reserve floor plan guide.
Efficiency on each measure
| Plan | Saleable | RERA carpet as % of saleable | Usable carpet as % of saleable |
|---|---|---|---|
| 2 BHK C1 | 1,330.06 | 62.4% | 67.1% |
| 2 BHK + Study D1 | 1,597.81 | 60.3% | 66.3% |
| 3 BHK E1 | 1,896.38 | 60.9% | 67.4% |
| 3 BHK E5 | 1,903.72 | 60.6% | 67.1% |
| 3 BHK E7 | 1,919.42 | 60.9% | 67.3% |
The smallest plan is the most efficient on RERA carpet, at 62.4%. The 2 BHK with study is the least, at 60.3%, even though its usable figure of 66.3% is only a point lower than the others. If a broker quotes "67% efficiency" at South Reserve, that is the usable figure with balconies. The RERA figure is about six points lower.
Two 3 BHK plans with the same carpet
E1 and E5 have identical carpet areas, 1,154.22 sq.ft. RERA and 1,277.36 sq.ft. usable. Their saleable areas differ: 1,896.38 for E1 in Tower 3 and 1,903.72 for E5 in Tower 8. The buyer of E5 pays for 7.34 sq.ft. more saleable area and receives no extra floor inside the flat.
The reason is the share of common space attached to each tower, which Embassy's plans do not break down. Embassy has not published a price per sq.ft., so we cannot say what the gap costs. As a rule of thumb, every ₹1,000 of rate on the saleable area costs about ₹1,640 per sq.ft. of RERA carpet in these plans (E1: ₹1,000 times 1,896.38, divided by 1,154.22). That is arithmetic, not a quote.
Which number should you use?
- To compare projects: RERA carpet. It has a legal definition, and every developer must state it. Divide the total price by it.
- To judge living space: usable carpet, because the balcony is part of the home. Just do not compare it with another project's RERA carpet.
- To check the bill: saleable area, because the rate is charged on it. Ask for the rate and the area it applies to in writing.
A note on Embassy's own tables
Embassy's presentation lists the entry sizes as 1,335 sq.ft. for a 2 BHK, 1,603 for a 2.5 BHK and 1,926 for a 3 BHK, each marked "onwards". The unit plans give slightly different saleable figures, such as 1,330.06 for the 2 BHK C1 and 1,896.38 for the 3 BHK E1. We use the plan sheets in this article, because they belong to a named unit. Ask which of the two your agreement will follow.
What to ask for in writing
- The RERA carpet area, the balcony area and the saleable area of your exact unit, matching the plan above.
- The rate per sq.ft. and the area it is charged on.
- What happens to the price if the built carpet area differs from the agreement.
Embassy has not published a price list, so ask for the current cost sheet before comparing. Our South Reserve price guide explains what is and is not known. If you are still deciding on size, the 2 BHK or 3 BHK comparison sets the plans against household needs.
Carpet area vs saleable area, worked through at Embassy South Reserve
Embassy South Reserve floor plans: all five layouts, room by room