Price and carpet area at Codename New Beginnings, set out plainly

This is the question everyone opens with, so here is the answer without the preamble, along with the part most microsites leave out: where each number came from. The floor plans themselves are on the configurations page.

The three configurations

• 2 BHK. 777 to 849 sq.ft carpet, indicatively ₹1.12 Cr to ₹1.17 Cr.
• 3 BHK. 1,107 to 1,203 sq.ft carpet, indicatively ₹1.53 Cr to ₹1.67 Cr.
• 4 BHK. 1,732 to 1,944 sq.ft carpet, indicatively ₹2.53 Cr to ₹2.85 Cr.

Every area above is carpet area as the Real Estate (Regulation and Development) Act defines it. That is the usable floor inside your walls, excluding the external wall, the shaft and the exclusive balcony. It is roughly twenty-five to thirty per cent smaller than the super built-up figure the same flat would have been advertised at fifteen years ago.

What the ladder tells you

A 4 BHK carries about 2.3 times the carpet of a 2 BHK and about 2.3 times the price. That proportionality is worth noticing, because it is not always there.

Work the rate out and all three configurations land around ₹14,000 a square foot on carpet. A project where the largest unit costs disproportionately more per foot is charging for scarcity. A project where it costs disproportionately less usually has a reason, and the reason is usually the floor plate.

Here the rate holds across the range, which suggests the three configurations were priced off the same basis rather than positioned against each other.

One conflict worth knowing about

The two marketing microsites disagree about the 4 BHK. One publishes ₹1.53 Cr to ₹1.85 Cr. The other publishes ₹2.53 Cr to ₹2.85 Cr. That is a gap of a full crore on the same flat.

The higher figure is the one used here, for three reasons.

1. It is printed into the floor-plan artwork itself, so it is corroborated twice within the same source rather than appearing once in a table.
2. The lower figure’s starting number is byte for byte identical to that same site’s 3 BHK starting number, which reads like a copy-paste slip.
3. The lower figure would mean a 4 BHK sells for roughly the same money as a 3 BHK despite sixty per cent more carpet. That does not happen.

None of that makes the higher figure correct. It makes it the better-supported of two claims that the developer has not yet settled. Ask for the number in writing before you act on it.

What the price does not include

The figures above are agreement values. The amount that leaves your account is larger, and predictably so.

• GST at five per cent, because the flat is under construction
• Stamp duty at seven per cent in Pune, or six per cent in a woman’s sole name
• Registration at one per cent, capped at ₹30,000
• Floor rise, parking, club membership and a maintenance advance

On a ₹1.12 crore agreement value, the first three alone come to about ₹13.74 lakh. Budget for the total, not for the headline.

Before you rely on any of it

Carpet areas on a microsite are marketing. Carpet areas on the MahaRERA record for your phase are the ones the developer has filed with the regulator, and they are the ones that will appear in your agreement. The project is registered in phases under the name Shree Venkatesh Vanaya, and each phase carries its own registration number.

Look up the phase covering the wing you are being offered, check the area against what you were told, and only then talk about price.