” Informed buyers make better decisions. It's that simple...”

Awell informed customer is in a better position to make the right decision. And a customer who makes the right decision is a satisfied customer. We rely on the word-of-mouth of our satisfied customers for our marketing. Hence we take it upon ourselves to keep our prospective customers informed and educated about the nitty-gritties of buying a home.


Buyers

Guide

Here we introduce you to some of the common terms that home buyers need to be aware of and provide you with a handy decision matrix and a checklist that will help you evaluate various projects based on an exhaustive set of parameters. We encourage you to go through this information, do your research regarding the projects that appeal to you and evaluate them using the tools provided. We are confident that an Upscale home will come out on top. And even if it doesn’t we are glad to have helped you in your journey to buy your ideal home.


DECISION MATRIX

When one attempts to purchase an apartment, the most common terms one comes across are Carpet Area, Built-up Area, Loading, Saleable Area, etc. It is important that you know that they are so that you can make an informed decision.

Carpet Area | The area that you actually get inside the house. Carpet area literally means the total area you can carpet (if you wish to) including the balconies. Balconies are charged for FAR, hence balcony areas are also counted 100% for carpet area. Carpet area is the area that you are going to pay your money for. Terrace areas are generally counted for carpet area at 30% - 50% discount. Depending upon builder practice, carpet area may be around 70% of saleable area. It is always good to find ratio of carpet area to the saleable area – the higher the ratio, the better it is.


Built-up Area | Apart from the Carpet Area, one needs to take into account the thickness of the internal and outer walls. The built-up area is generally never used for commercial discussions. For the same built-up area, you may even notice different carpet areas. This is because it depends on the configuration of the apartment like no common walls / with common walls and size of the internal / external walls


Super Built-up area | (also known as the ‘saleable’ area) is relevant to multi-dwelling units. it includes the area for common use like staircase, corridors, lift lobbies, lift walls, machine rooms, duct walls, pump rooms, security cabins, panel room, water tanks, servant rooms/toilets, clubhouse, etc. All this is proportionally divided amongst the flats. In general, builders charge separately for the club amenities. Amenities like swimming pools, courts, garden etc., are excluded in common area calculation.

Things to note about area:
1. Compare and confirm the carpet area of the flat with what is shown in the floor plan / brochure.
2. It is good to understand the loading factor taken by the builder. However, it is always best to know the absolute carpet area. The example given below illustrates the point.

Scenario 1
Saleable Area = 1350 sft
Loading Factor = 26% (0.26) of Saleable area
Carpet Area = 1350 × 0.74 = ~1000 sft

However, the same may be represented as given below

Scenario 2
Carpet Area = 1000 sft
Loading Factor = 35% (0.35) of Carpet area
Saleable Area = 1000 × 1.35 = 1350 sft

In either case, if you are comparing properties and want to compare the cost, it would be a good idea to take the total cost and find the cost per sft of carpet area.


Terrace | This includes the open area without roof, attached to the main unit that the buyer gets exclusive rights to use and resell (with the main unit). Open areas with slab at least double the height of the floor are also considered terrace area. FSI/FAR is not applicable to terrace areas.


Balcony | This includes open area with roof (slab at floor height), attached to the main unit that buyer has exclusive rights to use and resell (with the main unit). Generally balcony area is added to total carpet area. FSI/FAR is applicable to balconies.


FSI (Floor Space Index) or FAR (Floor Area Ratio) |
FAR/FSI = (Total covered area on all floors of all buildings on a certain plot)/(Area of the plot)

This definition is provided for your information. Enforcement of FSI is taken care of by local authorities, and the buyer need not worry about it (unless there are allegations against the builder of misusing FAR/FSI).


Efciency ratio | Efficiency ratio is generally expressed as a percentage of carpet to super built-up areas of the property.


Please note |
• Saleable area does not mean bigger carpet area
• Lower rate does not mean good deal because it can result in a higher effective rate because of loading factor, and the way terraces are charged (at 50% or 100% or at some other percent), and if loading factor is applied on top of terraces
• Lower loading percentage does not necessarily mean it is better deal, one needs to look into how it is applied on terraces, gardens and other amenities
• Always look at the total price versus carpet area
• There is no fixed ratio of super built-up to built-up or carpet area. A good layout means that you have a carpet area of around 70% of SBA and a build-up area of 80-85% of SBA.
• Balconies are important but they shall not constitute more than 5 to 6 percent of total area. Different builders will have different ways of doing things like considering a higher loading factor, considering 100% terrace areas for loading etc. With buoyant demand, they may not be ready to change these for you, but you need to be aware of these when you make your decision. Finally, when you find your dream home, it’s a decision of the heart. Don’t let too many technicalities come in your way.


Disclaimer: The purpose of this information page is to provide a general understanding on the various issues relating to real estate in the Indian housing sector. The following information is based on the advice of various experts. Reasonable efforts have been taken in collecting, preparing and providing quality information, but we do not warrant or guarantee the accuracy, completeness, adequacy or currency of the information. The contents of these pages are subject to changes/amendments made by the various local/state/central authorities.

Frequestly asked

Questions

– Has the project been approved by competent authorities like BDA, BBMP, etc.?
» Check the documentation.


– Is the project coming up as per the approvals given by the competent authorities?
» Check from time-to-time if all is going as per the plans.


– Is the project coming up as per the approvals given by the competent authorities?
» Check from time-to-time if all is going as per the plans.


– Are the deviations within permissible limits?
» When in doubt, double check with the original plan.


– Were you promised an Occupancy Certificate?
» This certificate, provided by the municipal authorities, authenticates that the building complies with the approved plan and obeys all government norms and specifications. This certificate is critical for Katha transfer.


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