Unit areas and the chargeable areas: Carpet area (Mofa), RERA Carpet Area, Super Built-up Area

A unit can carry three areas, each in square feet: Carpet area (Mofa), which every unit must have, and the optional RERA Carpet Area and Super Built-up Area. Two settings, both called Chargeable area on the settings screens, say which of the three money is worked out on: the Chargeable area for buyers is what a Per Sqft price multiplies on a buyer's estimate for the new building's units, and the Chargeable area for members and tenants is what a member's offer is measured in: the entitled area, the allotted units' area, the extra and chargeable area, the entitlement split and an allottee's purchase. Every offer and estimate remembers the area it was measured on.

How it works in NirmaanOne

The three areas

The areas are recorded on each unit, never on its configuration (a configuration is only the typology: name, unit type and bedrooms). You enter them:

• on the Structure tab, in the unit panel (Carpet area (Mofa) is required; the other two are optional) and in the generator's Units step, either once for every unit on the floor or per position in a floor layout;
• through the units Excel sheet, which has a column for each area. Mind the headers there: the Carpet area (Mofa) goes in carpet_area_sqft, the RERA Carpet Area in built_up_area_sqft and the Super Built-up Area in rera_carpet_area_sqft, because the screen labels were renamed after the sheet's columns were fixed.

The three figures mean what they mean in Mumbai practice: the Mofa carpet is the usable floor area under the Maharashtra Ownership Flats Act, the RERA carpet adds the internal walls as RERA defines it, and the super built-up area loads a share of the common areas on top. NirmaanOne does not derive one from another; each is typed in.

The two chargeable areas

Buyers and members are often charged on different areas: a developer may measure what it owes its society members on the RERA carpet while it sells the free-sale flats on the Mofa carpet or the super built-up area. So there are two settings, each an organization default with a project override, and each starting as Carpet Area (Mofa). The developer picks them; the app never presets them from anything else, because the chargeable area differs from state to state and from developer to developer.

Setting	What it decides
Chargeable area for buyers	"The area a Per Sqft price multiplies on a buyer's estimate for the new building's units." It also sets the area shares when a project's cost is spread across units by area in revenue recognition.
Chargeable area for members and tenants	"The area a member's offer is measured in: the entitlement, the allotted units, the extra area and an allottee's purchase." The entitled area, the allotted units' total, the extra area, the chargeable area typed on the split and the Per Sqft lines of an allottee's purchase estimate all use it.

Where they are set:

• Organization: Settings, Organization, card Projects, section Chargeable area, the two lists Chargeable area for buyers and Chargeable area for members and tenants, each with Carpet Area (Mofa), RERA Carpet Area and Super Built-up Area. The section explains: "Which of a unit's three areas money is worked out on. Buyers and members may differ: a Per Sqft price on a buyer's estimate multiplies the buyers' area, while a member's offer (the entitlement, the allotted units, the extra area and an allottee's purchase) is measured in the members' area. A change here reaches new projects only: every existing project keeps the area it has today, to be changed on its own Settings tab, where existing offers and estimates can be reviewed before they move." A list saves as soon as you change it. You need the Edit permission on Organization Settings.
• Project: the fields Chargeable area for buyers and Chargeable area for members and tenants under Sales on the project's Settings tab, whose empty choice reads "Inherited: <the organization's area>". Blank means the organization's choice applies, and the hint says which it is ("Blank = Carpet Area (Mofa) (the organization's setting)."). You need the Edit permission on Projects.

Note the two spellings you will meet: the settings' options are written "Carpet Area (Mofa)" and the unit's field is labelled Carpet area (Mofa). They are the same area. Organizations that existed before the split got a members' area equal to their buyers' area, so nothing changed for them until someone chose otherwise.

What each area changes

• Per Sqft pricing for buyers. Every Per Sqft line on a pricing plan, a quote from the Unit Pricing tab, a buyer's estimate or a cost sheet multiplies the unit's area on the buyers' chargeable area. A unit that has no figure for that area cannot be priced per square foot at all: the app refuses with "Unit <number> has no <basis>, the area this project charges on; record it on the unit first" rather than quietly using another area. Hints that mention the super built-up area (under the plan's Amount field, in the sheet's column help) are older wording; the setting decides.
• Member offers. On a redevelopment offer the entitled area and the extra area are measured on the members' chargeable area, and their labels follow it: Entitled Carpet Area (Mofa) and Extra Carpet Area (Mofa) by default, Entitled RERA Carpet Area and so on when members are measured on another area. When the offer names no entitled area, the allotted units' total on that area fills it in, or the project's offer uplift percentage is applied to the existing carpet area. The extra area (the allotted units' total less the entitlement) is charged in whole square feet, rounded up; a shortfall stays as it is. The Entitlement split & purchases card names the area it works in: "How the entitled area falls on each unit (<area>)".
• Allottee purchases. The entitlement is split across the allotted units, and each unit's estimate prices its Per Sqft lines on its chargeable area only: the unit's area on the members' chargeable area (the one its offer is measured on), less its share of the entitlement, rounded up to whole square feet, or the smaller figure the developer types (down to zero). Fixed charges apply in full.
• Cost shares in revenue recognition. When a project's cost is spread across its units by area, the shares use the buyers' chargeable area.

Each record keeps the area it was measured on

An offer records the members' area in force when it is created; an estimate records the area its Per Sqft lines multiplied when it is priced. The screens show that area as the record's own: the offer's labels and its split ("How the entitled area falls on each unit (<area>)"), the estimate's pricing step and its Allottee purchase line ("<area> A sqft · entitled B · Per Sqft charges on C"). Changing a setting later never moves an existing record by itself:

• An organization default reaches new projects only. When you change one of the two lists under Settings > Organization, every existing project that was inheriting is first stamped with the area it had, so what it measures stays the same. The confirmation says so: "Buyers are now priced on the <area> for new projects. <n> existing project(s) keep(s) the previous area; change each one under its Settings tab." (or "Members and tenants are now measured on the <area> for new projects. …"; when every project already had its own value, "… Existing projects keep their own setting.").
• A project change asks what to do with existing records. Saving a new area on a project that already has offers or estimates measured on another area opens the dialog "Change the chargeable area?". New records only saves the setting and leaves every existing record exactly as it is ("Project settings saved. Existing offers and estimates keep the area they were measured on."). Review and update existing records opens Change the chargeable area, which lists every affected offer and estimate with its old and new figures; the open ones (a Draft, Issued or Accepted offer; a Draft estimate) are ticked and are re-measured or re-priced when you click Apply to ticked records; a Signed offer and any estimate that is not Draft are locked and keep their figures, as do bookings, demands and vouchers. See Change the chargeable area.
• A new version is measured afresh. A new estimate version, or an offer reopened and re-issued, takes the area in force at that time.

Example

Unit A-1203 in Skyline Heights is recorded with Carpet area (Mofa) 645 sqft, RERA Carpet Area 690 sqft and Super Built-up Area 890 sqft. The 2 BHK pricing plan has Unit Price at ₹18,500 Per Sqft, in the Unit Base Price group with 5% GST.

A buyer's estimate multiplies the buyers' chargeable area:

Chargeable area for buyers	Unit Price line	GST 5%
Carpet Area (Mofa) (the default)	645 × ₹18,500 = ₹1,19,32,500.00	₹5,96,625.00
RERA Carpet Area	690 × ₹18,500 = ₹1,27,65,000.00	₹6,38,250.00
Super Built-up Area	890 × ₹18,500 = ₹1,64,65,000.00	₹8,23,250.00

The same unit on a member's offer. Skyline Heights keeps buyers on Carpet Area (Mofa) but measures members on RERA Carpet Area. Mrs Kulkarni holds 512.5 sqft carpet (Mofa) in the old building and the project's offer guidance is +8%. Her offer is drafted before any unit is allotted, so her Entitled RERA Carpet Area fills in from the guidance as 512.5 × 1.08 = 553.50 sqft (the rehab officer could type over it). A-1203 is then allotted to her. On the members' area it measures 690 sqft; less the 553.50 sqft entitlement that leaves 136.50 sqft, charged as 137 sqft (whole square feet, rounded up). Her purchase estimate for A-1203 therefore prices Unit Price as 137 × ₹18,500 = ₹25,34,500.00 plus GST ₹1,26,725.00, while any fixed charges on the plan apply in full. Had the developer typed 100 sqft as the chargeable area on the split, the line would be 100 × ₹18,500 = ₹18,50,000.00. With members on Carpet Area (Mofa) instead, the extra would be 645 − 553.50 = 91.50, charged as 92 sqft: 92 × ₹18,500 = ₹17,02,000.00 plus GST ₹85,100.00.

A change later. If the project now switches members to Super Built-up Area, Mrs Kulkarni's offer stays on the RERA carpet until someone ticks it on the review page: it keeps showing 690 sqft allotted and 137 sqft extra, and her Draft purchase estimate keeps its ₹25,34,500.00 line. Ticked and applied, the offer would measure 890 sqft allotted, 336.50 → 337 sqft extra, and the Draft estimate would be re-priced at 337 × ₹18,500 = ₹62,34,500.00 before GST; her entitled area, taken from the guidance rather than from the units, would stay 553.50 sqft.

Where you see it

• Structure: the unit panel, the generator's Units step, the List view (which shows the carpet (Mofa) with the super built-up area underneath).
• Project settings: the two Chargeable area fields and the dialog "Change the chargeable area?".
• Change the chargeable area: the review of existing offers and estimates before a project change is applied.
• Organization settings: the Projects card.
• Unit pricing: Per Sqft lines and the Preview on a unit.
• New estimate and Estimate: the priced lines. For an allottee, the new estimate's pricing step shows the unit's area on the offer's area, its entitled share and its chargeable area ("… · entitled … · chargeable …"); the estimate shows the same figures ending "Per Sqft charges on …".
• Society & Tenants and Allottee: the entitled and extra areas and the Entitlement split & purchases card.
• Importing and exporting Excel sheets: the units sheet.

Related

• Pricing bases: Per Sqft, Per Floor, Fixed, Percent Of Base
• Entitlement
• Allottee purchases
• Estimate versions
• Change the chargeable area
• Structure
• Project settings
• Change the chargeable area (the review page)
• Organization settings
• Unit pricing
• Society & Tenants
• Chargeable area change refused