Lodha Beaumont Estate offers 3, 3.5 and 4 BHK homes from 2,385 to 4,060 sq ft, plus 5 BHK penthouses. Those are large by Bengaluru standards. But the carpet figures circulating for this estate run from 1,550 to 8,000 sq ft, a range so wide it describes several different products — and that tells you something important about which drawing to ask for.

The configuration range

Fiorana — the residential offering inside the estate — runs across four formats, with a limited number of larger homes above them.

A 2,385 sq ft three-bedroom is genuinely large. Most Bengaluru 3 BHKs run 1,400 to 1,800 sq ft, so this is closer to a compact 4 BHK in usable space.

Expect properly separate rooms rather than the shared-wall compromises smaller plans force, plus a utility area and deep balconies. At the 4,060 sq ft end you are into large-family territory.

The carpet-area problem, and why it matters here

Published carpet figures for this estate run from 1,550 to 8,000 sq ft. That is not a floor plan range; it is a marketing range spanning several different products across the whole estate.

Carpet area is the floor space inside your walls. Super built-up adds a share of common areas, and the proportion added — the loading factor — is not standardised between developers.

So two apartments advertised at the same square footage can differ by hundreds of square feet of space you can actually stand in. That is why the RERA framework requires carpet area to be disclosed per unit.

Ask for it in writing, for the exact unit you are considering, from the filing’s carpet area schedule rather than from a brochure.

Then calculate the loading factor: super built-up divided by carpet. A project loading 1.25 is giving you materially more home at the same advertised size than one loading 1.40, and that ratio is almost never volunteered.

What to look for on the plan itself

Beyond the headline size, a handful of things on the dimensioned drawing decide whether a large apartment feels large.

Internal circulation. A plan where bedrooms open off a compact hall wastes far less than one with a long internal corridor. Corridors are carpet area you pay for and cannot furnish.

Room shape. Rectangles furnish efficiently. Angled corners and deep recesses look interesting on a drawing and are dead space in practice.

Usable wall in every bedroom. A room where the wardrobe cannot go against the best wall because of a door swing is a room you will be mildly annoyed by for twenty years.

Which rooms face where. A unit described as east-facing may have its bedrooms west. Get north marked on the plan and check room by room.

Ask also about the facade. This is a neo-classical scheme by Hafeez Contractor, and classical facades use depth — recessed windows, deep balconies, colonnades. Depth reads as substantial and it also blocks light, so ask for a section through the facade at your unit.

What 44 homes an acre does to the plan

Density shapes floor plans more than buyers expect, and here it works in your favour.

Cluster 1 is 516 homes on 11.7 acres, roughly 44 an acre. A typical Bengaluru high-rise runs 60 to 80, and some airport-corridor towers pass 150.

At 44, towers do not have to sit close together. That means windows are less likely to face other windows, blocks can be spaced for light and cross-ventilation, and the open space between them is usable rather than a margin.

It also usually means fewer homes per lift core, shorter waits and less pressure on parking — all of which are functions of how many families share each piece of the building.

So when you look at the site layout, check the spacing between your block and the nearest one, and whether the facades are directly opposite or staggered. At this density a developer has the room to get that right; ask whether they have.

Six things to ask before choosing a unit

1. RERA carpet area for this exact unit, in writing.
2. The loading factor — super built-up divided by carpet.
3. The dimensioned plan with north marked, and which rooms face where.
4. Spacing to the nearest block, in metres, on your facing side.
5. What is sanctioned on the land your unit looks at.
6. A facade section at your unit, if you are buying a recessed elevation.

Question five matters most on an estate planned to grow from 70 acres to 104. An open outlook today over land earmarked for a later cluster is a temporary benefit, and you should not pay a permanent premium for it.

Question one is the foundation. Every comparison you make against another project is meaningless until you have carpet area for both, and it is the number most readily given when asked directly.

One last thing worth doing if you can. Ask whether the developer has a completed project with the same plan type anywhere, and walk it. A furnished show flat is a room with no neighbours; a lived-in apartment of the same layout tells you how the plan actually works.

That visit answers questions a drawing cannot — where the light falls in the afternoon, whether the utility is usable, how the balcony depth feels once furniture is in it.

Figures are drawn from published project information and are indicative. Where sources conflicted we have stated both positions rather than picking one. Verify any registration yourself on the Karnataka RERA portal before paying a booking amount.