It is one of the most common questions we get on a site visit. Two flats, same configuration, same carpet area, buildings almost within sight of each other — and a difference of crores between them.
The gap is rarely arbitrary. It usually comes down to five things.
1. Floor rise
Most developers charge a premium for every floor you go up. In our belt this typically runs [₹ 100 - ₹ 150 per sq ft per floor]. On a 1,500 sq.ft. carpet flat, moving from the 5th floor to the 20th can add [₹ 25 to ₹ 35 lakh] to the same apartment — identical layout, identical finishes.
2. What you are actually looking at
View is priced, and it is priced steeply. A full sea view, a partial sea view, an open green outlook and a flat facing the next building's wall are four different products at four different prices — even within the same tower, on the same floor.
3. Carpet, built-up or saleable
RERA requires carpet area to be disclosed, but quoting practices still vary. A rate that looks cheaper per square foot may be quoted on saleable area, while a higher-looking rate is quoted on carpet. Compare only carpet-to-carpet, and confirm which basis a quoted rate uses before drawing any conclusion.
4. Position within the floor
Corner units get light and ventilation from two sides and usually carry a premium. Units next to the lift shaft, the refuge floor, or the service duct usually do not. Same floor, same building, different price.
5. What is included
Two quotes are rarely comparable at face value. Floor rise, parking, club membership, infrastructure charges, GST on under-construction, stamp duty and registration may or may not sit inside the number you are shown. Ask for a full cost sheet, not a headline rate.
The practical takeaway
Before comparing two flats, get both on the same basis: carpet area, all-in cost including every charge, floor, view and position. Only then does a price gap tell you anything real.
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*Comparing options in Juhu, Versova, Lokhandwala, Andheri West or Bandra West? Call or WhatsApp Dhaval Seth at Khojmaster Property Consultants — +91-9321058605 — for a like-for-like cost comparison. MahaRERA-registered advisory (A51800047853). Zero brokerage on new purchases.*
*This article is for general information and does not constitute an offer or investment advice. Charges and practices vary by project.*