Buying a home is one of the biggest financial decisions in life. However, many buyers in Mumbai and across Maharashtra often get confused when it comes to carpet area calculation. Builders earlier used the term MOFA carpet area, but since 2016, the RERA Act has made it mandatory to use RERA carpet area for all registered projects.
Understanding the difference between RERA and MOFA area is not just about numbers it directly impacts the price you pay, the size of your home, and your legal rights as a buyer.
Whether you are considering projects like The Green Arc by SSB Group or exploring a Property in Goregaon East near the railway station, clarity on carpet area definitions ensures you know exactly what you are buying.
What is MOFA and MOFA Carpet Area? (MOFA Full Form & Its Significance)
MOFA Full Form: Maharashtra Ownership Flats Act, 1963.
MOFA was a state-level law in Maharashtra that governed how flats were sold. Under MOFA carpet area rules, the calculation was less transparent and often led to confusion.
- MOFA carpet area was defined as the net usable floor area inside the apartment, excluding the thickness of internal walls.
- This meant that buyers often got a smaller usable space compared to what was mentioned in agreements.
Example:
If a 2BHK flat was sold with a MOFA carpet area of 700 sq. ft., the actual usable space might turn out to be less, since internal walls and some other elements were excluded.
Many buyers often searched for a MOFA carpet area calculator to estimate the actual flat size.
What is RERA and RERA Carpet Area?
RERA Full Form: Real Estate (Regulation and Development) Act, 2016.
The RERA Act standardized carpet area definitions across India to eliminate manipulation by developers.
- RERA carpet area means the net usable floor area inside the flat, including internal partition walls, but excluding:
- External walls
- Balconies
- Verandas
- Open terraces
- Shafts and ducts
- External walls
Formula:
RERA Carpet Area = Net usable room area + Thickness of internal partition walls – (Balcony + Veranda + Terrace + Shafts + External Walls)
This made the process uniform, transparent, and buyer-friendly. Builders like SSB Group (with projects such as The Green Arc) now disclose RERA carpet area clearly in brochures and agreements.
How to Calculate RERA Carpet Area
- Understand RERA definition As per RERA, carpet area is the net usable floor area inside the apartment excluding walls, balconies, terraces, shafts, and common areas.
- Measure internal walls Only the thickness of internal partition walls is included in RERA carpet area, unlike MOFA where external walls were considered.
- Exclude certain spaces Balcony, veranda, terrace, external walls, ducts, and shafts are not part of RERA carpet.
- Step-by-step method:
- Measure the usable area of all rooms (bedroom, living room, kitchen, bathrooms, study, utility).
- Add the thickness of internal walls within the apartment.
- Exclude balcony, veranda, terrace, ducts, service shafts, lift lobby.
- The result = RERA carpet area.
- Measure the usable area of all rooms (bedroom, living room, kitchen, bathrooms, study, utility).
- Formula (simplified):
RERA Carpet Area = Net usable area of all rooms + Thickness of internal walls – (Balcony + Veranda + Terrace + Shafts + External walls) - Use calculators Many builders and portals provide online RERA carpet area calculators for accuracy.
- Builder’s disclosure Developers like SSB Group (projects such as The Green Arc) are mandated to declare the RERA carpet area clearly in brochures and agreements.
- Cross-check Always verify the carpet area mentioned in the RERA certificate before signing the sale agreement.
What is the Difference Between RERA and MOFA Carpet Area
Aspect | MOFA Carpet Area | RERA Carpet Area |
Definition | Net usable floor area excluding internal walls | Net usable floor area including internal walls |
Transparency | Often led to confusion due to inconsistent practices | Standardized definition across India |
Impact on Buyer | Buyers sometimes received smaller actual area than promised | Buyers now get exactly what they are paying for |
Knowing the difference between MOFA and RERA carpet area in Maharashtra is critical when comparing prices, as RERA makes sure developers cannot inflate the area to show a lower per-square-foot price.
Difference Between RERA and MOFA Carpet Area in Maharashtra
Since MOFA was Maharashtra-specific, it applied only to projects in this state. However, after 2016, RERA became a central law applicable across India, overriding MOFA for new projects.
- For older projects (before RERA came into effect), carpet area was often calculated under MOFA.
- For new projects (post-2017), only RERA carpet area is legally valid.
Example: In Mumbai, buyers looking for flats in Andheri, Goregaon, or Thane now receive area calculations only as per RERA standards.
MOFA to RERA Carpet Conversion Calculator
Since many old agreements in Mumbai and Maharashtra still show MOFA carpet area, buyers often want to convert it into RERA carpet area.
- General thumb rule: Add 5–8% to MOFA carpet area to get approximate RERA carpet area.
- Online tools like a MOFA to RERA carpet conversion calculator can help estimate the difference.
- Builders like SSB Group always disclose both numbers for complete transparency.
Example:
MOFA carpet = 750 sq. ft.
RERA carpet = 750 + (750 × 0.07) ≈ 802 sq. ft.
Which Area is More MOFA or RERA?
A common question is which area is more: MOFA or RERA? Typically, RERA carpet area is slightly more than MOFA carpet area because it includes internal walls. This change benefits buyers by offering a more realistic idea of usable space.
Why This Matters When Buying a Home in Mumbai, Maharashtra
Understanding the difference between RERA and MOFA helps buyers:
- Avoid price manipulation.
- Compare projects transparently.
- Ensure they receive exactly what they pay for.
Before finalizing any deal, check the project’s registration status. Read our guide on difference between RERA and MahaRERA and why is RERA required in real estate? to stay informed.
SSB Group’s Commitment to Transparency
At SSB Group, we prioritize full compliance with RERA guidelines. Our flagship project, The Green Arc, showcases our commitment to delivering homes that are RERA registered and adhere to fair carpet area calculations. If you are searching for a Property in Goregaon East near the railway station, this project offers excellent connectivity, modern amenities, and total transparency in pricing.
Conclusion
Understanding the difference between RERA and MOFA carpet area empowers buyers to make better decisions. At SSB Group, we take pride in ensuring our customers receive full clarity and legal compliance. Whether you are exploring Property in Goregaon East near the railway station or any of our other projects, our focus remains on transparency, quality, and timely delivery.
Frequently Asked Questions (FAQs)
Q1. What is the difference between RERA and MOFA area?
The difference between RERA and MOFA area lies in the calculation method. MOFA excludes internal partition walls, while RERA includes internal walls in the carpet area, giving buyers a more accurate measurement.
Q2. What is the difference between RERA and MOFA carpet area?
The difference between RERA and MOFA carpet area is that MOFA carpet is slightly smaller, while RERA carpet area is larger because it includes wall thickness within the apartment.
Q3. What is the difference between RERA and MOFA?
While MOFA (Maharashtra Ownership Flats Act, 1963) governed property transactions in Maharashtra earlier, RERA (Real Estate Regulation Act, 2016) brought uniform rules across India, including a standardized carpet area definition.
Q4. What is the difference between RERA and MOFA carpet?
Under MOFA, builders had flexibility in defining carpet area, but under RERA, the definition is legally binding and uniform. This protects buyers from misrepresentation.
Q6. What is a MOFA to RERA carpet conversion calculator?
A MOFA to RERA carpet conversion calculator helps estimate the difference in size between MOFA and RERA carpet areas. On average, RERA carpet is 3–5% more than MOFA carpet.
Q7. Which area is more – MOFA or RERA?
RERA area is more than MOFA area because it includes internal partition walls, whereas MOFA does not.
Q8. What is MOFA to RERA conversion?
MOFA to RERA conversion refers to translating an old flat’s carpet area (calculated under MOFA) into the new RERA-defined carpet area, usually showing a slightly larger area.
Q9. What is a MOFA carpet area calculator?
A MOFA carpet area calculator is a tool that estimates usable flat space under MOFA rules, excluding internal partition walls.
Q10. What is MOFA full form?
The full form of MOFA is Maharashtra Ownership Flats Act, 1963.
Q11. What is MOFA carpet area full form?
The MOFA carpet area full form means the usable flat space calculated as per the Maharashtra Ownership Flats Act, excluding internal walls.
Q12. What is RERA carpet area?
The RERA carpet area is the net usable floor area inside the apartment, including internal walls but excluding balconies, external walls, and terraces.
Q13. What is the difference between MOFA and RERA carpet area in Maharashtra?
The difference between MOFA and RERA carpet area in Maharashtra is that RERA gives buyers a larger, more accurate measurement by including internal walls, while MOFA gave a smaller measurement, often leading to confusion.
Q14. Does RERA override MOFA?
Yes, RERA overrides MOFA for all new real estate projects launched after 2017. While MOFA (Maharashtra Ownership Flats Act, 1963) still applies to older agreements, the Real Estate Regulation and Development Act (RERA, 2016) is the governing law for current and future projects, ensuring transparency and standardization.
Q15.Does MOFA carpet include internal walls?
No, MOFA carpet does not include internal walls. It only considers the usable floor area inside the flat, excluding partition walls, which is why it is usually smaller compared to RERA carpet area.
Q16. What is the MOFA Act?
The MOFA Act (Maharashtra Ownership Flats Act, 1963) was introduced to protect homebuyers in Maharashtra. It regulated the sale of flats, disclosures by builders, and buyer rights before RERA was implemented.
Q17.Which is better, MOFA or RERA?
RERA is better than MOFA because it offers a uniform definition of carpet area, stricter regulations for builders, and better protection for buyers. MOFA was limited to Maharashtra, but RERA applies across India.
Q18. Does RERA carpet include balcony?
No, RERA carpet area does not include balcony, terrace, or external walls. It only includes the net usable area within the flat along with internal partition walls.
Q19. What is the minimum area for RERA?
There is no fixed minimum carpet area for RERA, but the Act applies to all residential and commercial projects with more than 8 units or over 500 sq. meters of land.
Q20. What is the 70% rule of RERA?
The 70% rule of RERA mandates that builders must deposit 70% of the money collected from buyers into a separate bank account. This amount can only be used for construction and land costs of that specific project.
Q21. What is the 80-20 rule of RERA?
The 80-20 rule of RERA states that builders cannot demand more than 10% of the property cost as advance booking. Further payments should be linked to construction milestones, preventing unfair collection practices.
Q22. Can builders take money before RERA approval?
No, builders cannot take money before RERA approval. Collecting funds from buyers without registering the project under RERA is illegal and punishable under the Act.
