To compare two flats in Bangalore, divide each flat’s price by its carpet area, then put commute and risk next to the result. In the book’s illustrative example, the flat with the lower price tag costs more per square foot. As of October 2026.
This guide is based on Chapter 12 of Buy Smarter: The First-Time Flat Buyer’s Guide to Bangalore. You get the first part of the comparison here. The full side-by-side and the scoring method are in the book.
Why is the cheaper flat not always the better deal?
Because a lower price tag can hide a higher cost per usable square foot, a longer commute and more risk. Two flats at similar prices are rarely equal once you look past the number on the brochure. The book follows Arjun, who shortlisted two flats at roughly ₹1.1 to 1.2 crore and compared them properly.
What does Arjun’s comparison show?
Project B is cheaper to buy, but Project A is cheaper per square foot of carpet area. Here are the first four rows of his comparison.
| Illustrative example | Project A | Project B |
|---|---|---|
| Price | ₹1.18 Cr | ₹1.10 Cr |
| Carpet area | 1,050 sq ft | 900 sq ft |
| Real cost per sq ft | ₹11,238 | ₹12,222 |
| Commute to work | 40 minutes | 55 minutes |
Illustrative example from Buy Smarter, Chapter 12. Figures are chosen to make the arithmetic legible, not quoted from the market.
Is there one winner between two flats?
No, because the better flat depends on the buyer. The book does not name a universal winner between Project A and Project B. A buyer who wants a short commute and lower risk may lean one way. A buyer with a tighter budget and more patience may lean the other. Your own budget, timeline and risk appetite decide it.
Which area should you use for the math?
Ask for the RERA carpet area of both flats and use that number. Under the RERA Act, carpet area is the net usable floor area of the apartment, and it leaves out the external walls, service shafts and any exclusive balcony or open terrace. Check the figure against the project’s registration details on the Karnataka RERA portal and against the draft agreement before you compare. How carpet area differs from built-up and super built-up area is covered in Chapter 13 of the book.
Prefer to watch? See the 30-second version as an Instagram reel or a YouTube Short.
Try it on your own flat
Enter the numbers for your two flats and see them side by side on the real cost per sq ft. It is free, nothing is locked, and nothing you type is sent anywhere.
Frequently asked questions
How do I compare two flats in Bangalore?
Divide each flat’s price by its RERA carpet area, then compare commute, builder record, construction stage and risk side by side. Use the free Project Comparison tool and the free Project Comparison Sheet to do it with your own numbers.
Is the flat with the lower price always cheaper?
No. In the book’s illustrative example, the ₹1.10 crore flat works out to about ₹12,222 per sq ft of carpet area, against about ₹11,238 for the ₹1.18 crore one. The figures are examples, not market quotes.
Is there a free sheet to compare two projects?
Yes. The free Project Comparison Sheet from Make Us Smart lets you put two projects side by side. You can download it here, no signup needed, and use it with the free Project Comparison tool.
Download the free Project Comparison Sheet. No signup needed. You can pick one free toolkit instantly and get the rest on WhatsApp. When you are ready for the full comparison and scoring method, it is all in Buy Smarter. Buy slower. Verify better. Decide smarter.
See all Buy Smarter Bangalore flat-buying guides · Advertised price vs the real cost of a flat
Go beyond the free comparison sheet
Buy Smarter: The First-Time Flat Buyer’s Guide to Bangalore, ₹999
40 chapters in 9 parts, 14 fill-in worksheets and a 100-item red flag list, written for first-time buyers in Bangalore. This post showed you the first few rows of the comparison. The book gives you the full side-by-side, the carpet-area math behind it and a scoring method that turns two projects into two numbers you can compare, plus 14 worksheets to fill in as you go.
Sources
- Buy Smarter: The First-Time Flat Buyer’s Guide to Bangalore, Chapter 12 (How to compare two projects), Chapter 13 and Toolkit 04 (Project Comparison Sheet)
- Karnataka RERA official portal
- Godrej Capital: what is RERA carpet area
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