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Loading factor or loading or load: Loading factor is a number used for purpose of arriving at saleable area. It is used to add constructed space not exclusively allocated to the buyer. Such area generally includes shared areas such as lift/elevator area, staircases, clubhouse, gymnasium, amenities area, etc. Loading factor 1.25 indicates that developer/builder is applying 25% on the carpet area. Some builders, in addition to carpet area, include terrace and balcony areas w hile applying the loading factor. If the project does not have lot of amenities, the loading factor should be small. In most cases loading factor of 1.3 is more than sufficient. Loading factor also includes parking space (irrespective of it is covered, open, stilt, sold separately or not). Superbuiltup Area: Carpet area + terrace + balconies + areas occupied by w alls + area occupied by common/shared construction (e.g. lift, stairs, club house, etc). Generally builders use loading factor on carpet area to arrive at superbuiltup area. For example, if carpet area is 500, and loading factor is 1.3, then superbuiltup area is 500 x 1.5 = 750. Usable Area: This is relatively new term. Technically there is no difference betw een Usable Area and Superbuiltup Area. Some builders use this term to justify higher loading factor, typically in Mumbai w here land cost is extremely high. Saleable Area: Generally superbuiltup area is saleable area. FSI: Floor Space Index. This is ratio of land to carpet area. Generally it is 1 for residential plots (much less for agricultural land) For example, if FSI is 1, and land area is 3000 sq ft, then total carpet area on that land cannot exceed 3000 x 1 = 3000 sq ft. It should be noted that FSI is not applicable to terraces, balconies. Also, this definition is provided for your information, enforcement of FSI is taken care of by local authorities, and buyer should not w orry about it (unless there are allegations against the builder of misusing FSI). Methods used to calculate saleable area Builders apply different models to arrive at saleable area. The methods used by builder can result into as high as 20% to 25% increase in the effective rate. We w ill try to explain different methods (not all of them) used by developers/builders and their relative impact on saleable area, total price, and ratio of carpet to saleable area. In the example below , it is assumed that the rate is Rs. 4000 per sq. ft, loading factor is 1.3, and it is a 1BHK unit w ith the follow ing dimensions: Room or area Kitchen Living room Bathroom Bedroom Total Carpet Area (C) Dry terrace Terrace Total terrace area (T) 4x8 10 x 13 Dimensions (ft) 8 x 10 10 x 15 4x7 12 x 10 Area (sq ft) 80 150 28 120 402 32 130 162
The table below lists different methods/ variations (certainly not all the variations) of arriving at the saleable area. Please note effect of each variation on saleable area, total price, carpet to saleable area ratio, and effective carpet rate. Please also note that calculations done manually don't match 100% w ith calculations done by builders/architects because they use CAD softw are. How ever the difference in tw o method should not be more than +/- 3%. Because of different methods and variations, it is difficult to "reverse engineer" and find out w hat method builder has used. It w ill be good to find out from the builder if terraces/balconies are charged at 50% of 100%, and is loading factor applied on those, and w hat is the loading factor. Most builders don't answ er these questions in w ritten material, and may not even bother to answ er even if you ask. In that case only option for you is try different variations as given below and "figure out". Effective carpet rate, Rs., (Total
Total Load Calculating Saleable price, Rs., applied saleable area (sq (rate x to area ft) saleable terrace? area)
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area) 1 2 100% 100% Yes Yes 33% 50% No No (C x 1.3) + 576.06 (T x 33%) (C x 1.3) + 603.6 (T x 50%) (C x 1.3) + (T x 50% x 627.9 1.3) (C x 1.3) + 684.6 T (C + T) 1.3 733.2
ratio
100%
Yes
50%
Yes
25,11,600 64.02%
6,248
4 5
100% 100%
Yes Yes
100% 100%
No Yes
6,812 7,296
Method #1 in above table is legal method (because it charges terrace at 33% of the area, that is maximum allow ed for terrace). Method #2 is w idely used method. Summary a) Bigger saleable area does not mean bigger carpet area b) Low er rate does not mean good deal because it can result into higher effective rate because of loading factor, and the w ay terraces are charged (at 50% or 100% or at some other %), and if loading factor is applied on top of terraces c) Method used by builder can cause a big sw ing in the total price as demonstrated in the example above d) Low er loading % does not necessarily mean it is better deal, one needs to look into how it is applied on terraces, gardens and other areas that are not included in FSI e) Per square foot rate is meaningless and misleading if not looked in light of the other factors that influence saleable area Please visit our promotions to see our FREE offers, and promotional discounts
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