Aaradhya Asks,
Abhijeet Explains.
Chapter II — Flats.

Papa, if I want to buy a flat, should I first look at the price, location or the flat?

I would start with a different question: Why are you buying the flat? Are you buying it as an investment, or are you buying it as your home? That changes many of the decisions that follow.

You can consider a project that has just started or is about to start. Depending on the project, this can give you more choice, more time for payments, and potentially more scope to negotiate. Always examine the project's MahaRERA registration and declared completion timeline rather than relying only on verbal assurances.

A new project may not have every surrounding facility on day one. Roads, transport, schools, colleges, markets, and other development may come later. But future facilities should not simply be assumed — verify what is actually planned, approved, and applicable.

If you are currently living on rent, waiting 2–5 years for a new project can mean managing rent and home-loan payments together. Projects can also face delays, and surrounding infrastructure can take longer to develop. For a homebuyer, a well-developed area and ready or near-ready possession can therefore be worth considering.

A city-centre location may cost more, but ask how often your family actually needs the facilities that make that location expensive. A more economical location can work if it suits your daily life and connectivity.

There is no single EMI formula for every family because income, existing commitments, savings, and future expenses differ. Assess your own finances, and do not borrow simply because a bank is willing to lend.

Also, don't try to solve your family's entire future today. Buy a property that fits your requirements and finances for a sensible period.

So, before asking which flat I should buy, I should first ask why I am buying it?

Exactly. Once you know the purpose, half the confusion disappears.

And once I know why I am buying, how do I actually pick the location and the flat?

Start with the location that fits your budget. Identify the areas in the city where flats are available within your range. That immediately narrows the search.

Then identify the one factor that matters most to your family: commute to work, school or college, market access, proximity to nature, traffic on the route, or another daily requirement.

After narrowing the area, use the MahaRERA website's area/project search to identify registered projects in the shortlisted locations. Then compare value for money, not just price.

A ₹40 lakh 2 BHK and a ₹50 lakh 2 BHK are not automatically comparable. Look at area, possession/delivery date, amenities, gated community versus standalone building, surrounding development, maintenance, and other applicable charges.

Once the project is shortlisted, compare the actual unit: room sizes, layout, charges, maintenance, ventilation, floor, and other factors.

My practical view is to pay close attention to ventilation and how the flat actually functions. Buyers who follow Vastu can discuss specific concerns with their Vastu consultant. Floor selection is personal — every floor has advantages and trade-offs involving ventilation, access, convenience, views, and time.

Look beyond the brochure. CP fittings, doors, windows, tiles or marble finishes, and lift systems matter, but buying good materials does not by itself guarantee a good building. Skilled workmanship, supervision, and repeated quality checks matter just as much.

The industry includes many different levels of workmanship, so buyers should look for evidence of strong supervision, quality-control processes, experience, and a builder's track record.

Check which banks finance the project/unit, your expected loan eligibility, down payment, own contribution, credit profile, and EMI affordability. The property should fit your financial plan — not merely the maximum amount a lender offers.

So it is not just "which flat looks best" — it is "which flat fits my family and my budget best"?

Yes. And the two are not always the same flat.

Papa, if both flats are "2 BHK," why is one so much more expensive than the other?

"2 BHK" tells you the basic configuration, not the complete value of the property.

Construction economics include not only the area inside the flat but also common/external components of the project such as passages, parking, lifts, lobbies, and other common facilities. Buyers therefore need to understand exactly what is included in the quoted price and how the project presents common-area costs.

The most useful starting point for comparing the apartment itself is the RERA carpet area, along with the complete price/package and applicable charges.

Even two flats with the same carpet area can feel completely different. One may have larger rooms; another may lose considerable space to internal passages or an inefficient layout. Door, window, kitchen, and bathroom placement also affects how intelligently the area is used.

So don't ask only, "How much is the flat?" Ask, "What am I actually getting for that amount?"

So a cheaper flat may actually be a smaller or less efficient flat — just with the same number of bedrooms?

Yes. Which is exactly why we ask about carpet area — I will explain that in Q5.

Should I only look at flats that are already built and ready to move into?

It depends on why you are buying it.

I generally suggest looking at ready-possession or almost-ready flats. This can reduce the period in which you may be paying both rent and EMI. You can also physically see what you are buying: the flat, construction quality, amenities, roads, nearby development, markets, and the lifestyle around the project.

If the plan is to live there for around 2–4 years because of children's education or a possible transfer, ready possession can be more practical. You get to use the property immediately rather than spending a large part of the intended period waiting.

You may consider entering a project as early as possible in its lifecycle — after checking the project's documentation, developer track record, construction progress, and declared completion timeline. Early entry can potentially offer more choice, longer payment time, and financial advantages, but these benefits are not guaranteed.

Under-construction does not automatically mean risky, and ready-to-move does not automatically mean safe. Compare price, timeline, project risk, quality, finances, and your actual requirement.

So "ready" or "under construction" is not really the question — the question is what fits my situation?

Exactly. Same building can be right for one buyer and wrong for another.

Papa, these words sound very confusing. Carpet area, built-up area, saleable area, loading, and plinth area — what do they actually mean?

Let's understand them one by one. They are used for different purposes, and we should not treat them as interchangeable.

The everyday meaning of carpet area is the usable floor area of the rooms — the area where you can actually use the floor and, in simple language, "put a carpet." Building standards define carpet area more precisely; the exact measurement should be taken from the applicable standard or document rather than from a marketing brochure.

For a RERA-covered apartment, the statutory definition is more specific. Under the Real Estate (Regulation and Development) Act, 2016, "carpet area" means the net usable floor area of an apartment, excluding the area covered by external walls, areas under service shafts, exclusive balcony/verandah area, and exclusive open terrace area — but including the area covered by internal partition walls of the apartment.

Bathrooms form part of the apartment's usable floor area under this definition. The final published wording should use the exact statutory text and current official source.

Built-up area is a different measurement concept. Building regulations and standards use the building's constructed or covered area, with precise inclusions and exclusions depending on the applicable regulation. It can therefore include wall thicknesses and certain covered components that are not part of RERA carpet area. Always check the exact sanctioned plan and applicable definition.

In the market, "loading" or "saleable area" is commonly used to describe the difference between the apartment's carpet area and the larger area used for commercial quoting. It may reflect a proportionate allocation of common areas and project components such as passages, lobbies, lifts, and other common facilities.

Important: this is industry terminology, not a substitute for the statutory RERA carpet-area definition. Ask the developer for a clear area statement and complete price breakup, rather than comparing "saleable area" figures from different projects as though they were identical legal measurements.

In Maharashtra's planning and development framework, area calculations used for permissions and FSI are governed by the applicable UDCPR provisions and sanctioned plans. The planning calculation can include components that are not the same as the RERA carpet area of an apartment.

The important lesson is: do not use one area figure for every purpose. The area used for RERA disclosure, planning/FSI calculations, and commercial discussions can serve different purposes.

So if someone tells me only "This is a 2 BHK of 1,200 square feet," I should ask, "Which 1,200 square feet?"

Exactly! In property, understanding the area is just as important as understanding the price.