How to Verify Extra Carpet Area Promised in a Tender Offer

A percentage on a tender letter means nothing until you check where that extra area is actually coming from.

Check three things. First, whether your plot can generate enough saleable area to fund the offer. Second, whether the percentage is on your RERA carpet area or on inflated built-up area. Third, whether the exact square feet, not a percentage, is written into your registered PAAA.

Where is the extra area supposed to come from?

A developer can only give you extra carpet area out of what your plot can legally build and profitably sell. Under DCPR 2034, FSI is total floor area divided by plot area, and it is always plot-specific — it depends on your plot, the scheme that applies and available TDR under Regulation 34. There is no universal figure, and anyone quoting one is guessing.

So before you compare offers, work out roughly what your own plot can generate using the FSI and feasibility calculator, then see what extra area that realistically supports with the additional area calculator. If a promised 35% sits far above what the plot can carry, ask the developer to show the working. A generous number the plot cannot fund usually returns later as a demand for money, a thinner corpus, or a stalled project.

Is the percentage on carpet or on built-up?

This is where societies quietly lose area. Under DCPR 2034, carpet area is the net usable floor area excluding walls — the same meaning as under RERA 2016. Built-up and super built-up are larger numbers, so 35% on super built-up can be worth far less real space than 30% on RERA carpet.

Insist every tender states the base clearly, and convert all offers to the same basis using the carpet and built-up converter before you compare them side by side.

What must the agreement actually say?

Never let the final documents carry only a percentage. Your registered Development Agreement and PAAA should record, flat by flat:

the existing carpet area, measured and agreed;
the new RERA carpet area in exact square feet;
a clear statement that this area will not be reduced without your written consent.

A percentage can be reinterpreted. A number in a registered document cannot.

Work it out for your own society

It shows the extra carpet area your own flat is likely to get, so you can test any developer's promised percentage against a realistic number.

Open the Additional Area Calculator

Common questions

Is a higher percentage of extra area always the better offer?

No. A very high percentage may be quoted on built-up area, or may exceed what the plot can actually generate. Convert every offer to RERA carpet, check it against your plot's realistic potential, and weigh it alongside corpus, transit rent, timelines and the developer's track record before deciding.

What if the area shrinks after the plans are approved?

This is common when only a percentage was promised. Fix the exact square feet in the registered PAAA. Remember that under RERA 2016 Section 14, two-thirds consent of allottees is needed to change the sanctioned plans, so keep a written clause that your area will not be reduced without consent.

Should we accept the developer's measurement of our existing area?

Get your own measurement done first. Extra area is calculated on your existing carpet, so an understated base quietly reduces everything that follows. Have a surveyor or architect appointed by the society measure each flat, circulate the list, and have members confirm it before tenders are invited.