Godrej Regent Park floor plans come in three sizes and the spread between them is unusually wide — 1,240 sq ft to 1,870 sq ft, from ₹1.37 Cr to around ₹2.08 Cr. The interesting decision is not 2 BHK versus 3 BHK. It is the 280 square feet and one bathroom that separate the two 3 BHK plans.

The three plans, side by side

Look at the middle row for a moment. The 3 BHK Luxe gives you a third bedroom but keeps two bathrooms. For a family of four that is the pinch point every weekday morning, and it is the single most common source of regret in a 3 BHK purchase anywhere in Bengaluru.

The Premium fixes it for 280 more square feet. Whether that is worth the money depends entirely on how many people are getting ready at the same time, which is a question about your household rather than about the building.

The jump from 2 BHK to 3 BHK Luxe is 350 sq ft. The jump from Luxe to Premium is 280 sq ft plus a bathroom. Per square foot, the second jump costs you more — you are buying plumbing, not just floor.

Two bathrooms or three, honestly

This is the decision, so here is a straight way to make it.

Count the people who will be getting ready between seven and nine on a weekday. If that number is four or more, take the Premium and stop deliberating. If it is two or three, the Luxe is the better buy and the saving is real money.

The one situation where the Luxe surprises people is guests. Three bedrooms invites visitors, and two bathrooms with a full house for a week is a different experience from two bathrooms on an ordinary Tuesday. Worth thinking about if you have family who stay.

What we would not do is buy the Premium purely because it is the top configuration. The extra 280 sq ft is useful floor, but you are also paying for it at registration — statutory charges scale with price, and at roughly 7.5% the difference compounds.

Super built-up is not the floor you walk on

Every number above is super built-up. That includes your share of lobbies, corridors, lifts and common areas, which in a 35-storey tower is a meaningful slice.

The number that matters for how the flat feels is carpet area, and RERA requires it to be disclosed. Ask for it in writing for the exact unit, not the configuration in general, because corner and mid-floor units of the same nominal size can differ.

Then do the comparison that actually tells you something: divide price by carpet, not by super built-up. Two projects quoting the same rate per super built-up foot can differ by ten per cent or more on the rate that reflects your usable space.

This is not developers being sly — super built-up is a legitimate and long-standing convention. It is just not the number you live in, and the gap between the two is wider in tall towers than in low-rise buildings.

Which floor, in a 35-storey tower

Configuration is half the decision. Floor is the other half, and it is the one people rush.

At around 66 homes an acre in towers running to 35 storeys, the lift wait at nine in the morning is a real thing. High floors buy you view, light and quiet from the road. They cost you time in the lift every single day, and they matter more on the days the lift is being serviced.

Low floors are faster to leave and easier to live with when services fail, but they take more road noise and less light, particularly where towers sit close together. Mid floors are the usual compromise and usually the right one.

Two practical questions to ask before you pick: how many lifts serve your tower, and how many flats are on each floor. Those two numbers together tell you more about your morning than the floor number does.

Which plan to take

Our view, plainly.

The 2 BHK at 1,240 sq ft is the entry point and it is a reasonable one, particularly for a couple or a small family placing capital rather than solving a space problem today. It is also the configuration with the deepest resale pool later, which matters on a project handing over in 2031.

The 3 BHK Luxe suits a household of three who want a study or a guest room more than they want a third bathroom.

The 3 BHK Premium is for four or more people living there full-time. Buy it for the bathroom, not for the badge.

Whichever you pick, price it properly before you commit — the all-in cost on the 1,240 sq ft two-bedroom comes to ₹1,54,26,200 against a headline of ₹1.37 Cr, and we show the working in the Godrej Regent Park price breakdown. Our wider view on the project is in the Godrej Regent Park review, and the timeline question is covered in what a 2031 possession actually costs.