If your new apartment feels smaller than expected going by what was advertised, you're not imagining it—it is the impact of the 'apartment loading' factor. As homebuyers demand more amenities, the 'loading' factor in residential projects in India's major cities is on the rise.
According to a study by real estate consultancy ANAROCK, the average loading factor in apartments across India's top seven cities has increased significantly, climbing from 31 percent in 2019 to 40 percent in Q1 2025.
Experts said that it means that a substantial portion of the space you pay for isn't actually part of your private living area. Instead, only 60 percent of the total area is usable (carpet area), with the remaining 40 percent allocated to shared amenities and common spaces like lobbies, elevators, staircases and clubhouses.
ANAROCK data showed that the Mumbai Metropolitan Region (MMR) had the highest loading factor among the country's top seven real estate markets with 43 percent in Q1 2025. Chennai had the least loading factor in Q1 2025 at 36 percent. Bengaluru saw the highest jump in overall loading over time—from 30 percent in 2019 to 41 percent in Q1 2025. In 2022, loading percentage was 35 percent in Bengaluru.
The top seven markets included in the research are MMR, Delhi-NCR, Bengaluru, Chennai, Hyderabad, Kolkata and Pune,
Prashant Thakur, regional director and head, research and advisory, ANAROCK Group, said that while the Real Estate (Regulation and Development) Act, 2016, requires developers to mention the total carpet area provided to homebuyers, no law currently limits the loading factor in projects. RERA cannot put limitations on the loading factor as it is part of the amenities provided. It can only direct the builders to sell the flat on carpet area only. However, provisions vary from state to state.
“Q1 2025 readings show that 60 percent of the total space within their apartment homebuyers in the top seven cities pay for now is liveable space, and the remaining 40 percent is common areas—elevators, lobbies, staircases, clubhouses, amenities, terraces and so on. The average loading percentage was 31 percent back in 2019," he said.
What is loading factor?
In residential apartments, the average loading factor is the difference between the super-built-up area and carpet area.
The formula for calculating the loading percentage is:
Loading Percentage = (Super built-up area – carpet area) ÷ carpet area × 100
Example: If super built-up area = 1,400 sq ft and carpet area = 1,000 sq ft, then loading percentage = (1,400 – 1,000) ÷ 1,000 × 100 = 40%.
In high-density urban developments, optimising space for both private and shared use is crucial for a better living experience and long-term value, making some level of extra loading an inescapable fact of life.
In the National Capital Region, the average loading percentage rose from 31 percent in 2019 to 37 percent in 2022 and to 41 percent in Q1 2025. In Pune, it was 32 percent in 2019, rising to 36 percent in 2022, and stood at 40 percent in Q1 2025.
Data showed that Hyderabad saw average loading percentage increase from 30 percent in 2019 to 33 percent in 2022, and to 38 percent in Q1 2025. Kolkata too saw its average loading factor increase from 30 percent in 2019 to 35 percent in 2022, and further to 39 percent in Q1 2025.
Thakur said that in the past, a loading of 30 percent or less was thought to be typical but currently higher amenity loading has become the norm across most projects.
“Essential infrastructure in modern housing projects now typically includes more lifts with bigger passenger capacities, amplified utility areas, club houses and fire escapes that meet regulatory safety protocols. Collectively, these features may improve comfort, community liveability and also resale value; however, homebuyers effectively lose on actual usable space within their apartments," he said.
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