Mumbai homebuyers pay 100% for ONLY 60% usable space | Details

Among India’s top seven cities, apartments in Mumbai Metropolitan Region (MMR) have the highest loading factor, the difference between super built-up and carpet area. According to ANAROCK Research, MMR recorded an average loading of 43% in Q1 2025, meaning a 1,000 sq ft flat offers less than 600 sq ft of usable space. Moreover, MMR’s average loading has increased steadily, in 2019 it was 33% and in 2022 39%.

While modern projects increasingly feature clubhouses, fitness centres, landscaped gardens, and large lobbies, buyers are left with less actual apartment space. Essential infrastructure such as larger lifts, fire safety areas, and utility zones add to the non-usable share but are now seen as standard for quality living. 

The Real Estate (Regulation and Development) Act (RERA) mandates that only carpet area be used in sales communication. Further, ANAROCK’s report urges state RERA bodies to enforce clearer disclosures on what buyers are paying for—actual flat area versus shared amenities.

1. NCR: 31% (2019) → 37% (2022) → 41% (Q1 2025)

2. Pune: 32% (2019) → 36% (2022) → 40% (Q1 2025)

3. Hyderabad: 30% (2019) → 33% (2022) → 38% (Q1 2025)

4. Kolkata: 30% (2019) → 35% (2022) → 39% (Q1 2025)