Can 1, 2, 3, and 4 Bhks in one complex cause societal conflicts?

When 35-year-old Nimesh Shah (name changed) bought a 3BHK apartment in a premium housing society in Mumbai’s outskirts, he thought he’d finally found an aspirational location in the city’s increasingly costly real estate market.

Shah, who earns around ₹6 lakh per month, purchased a unit in a luxury residential tower with 4 and 5 BHK apartments. However, immediately after taking ownership, he found that affording the apartment was only one side of the problem; meeting society’s lifestyle expectations was a very different challenge.

The turning point occurred when inhabitants of the building advocated remodelling the lobby interiors because they were dissatisfied with the current aesthetics. Homeowners were requested to contribute from their own pockets to the improvement.

Shah, who already pays an EMI of almost ₹2.75 lakh per month and spends another ₹2 lakh to ₹2.5 lakh on domestic and leisure costs, found the demand financially challenging. “I suddenly felt trapped, and even a single unexpected societal expense started feeling stressful because most of my income was already committed,” he stated.

Shah’s story exemplifies a rising worry in luxury township projects and premium gated communities in Mumbai, Pune, and Bengaluru: the financial disparity between inhabitants living in the smallest flats and others who own much larger residences within the same complex. While developers in township projects may provide a variety of 2, 3, 4, and 5BHK layouts to appeal to a broader range of homebuyers, the social and financial dynamics of such communities can sometimes put pressure on buyers at the lower end of the project’s pricing spectrum.

According to real estate advisors, in many luxury societies, discretionary expenditure on aesthetics, amenities, events, and upgrades is frequently driven by inhabitants of larger units who have far more spare income. Despite having relatively good wages on paper, homebuyers who strained their finances to enter a premium location may find it difficult to bear these recurring payments over time.

Why is the discussion over diversified unit sizes in housing societies gaining traction right now?

The argument recently resurfaced online after a viral Reddit post from a housing society in Karnataka claimed that occupants of 1 BHK and 1 RK apartments were denied access to amenities such as the gym and swimming pool despite paying maintenance fees. The article sparked extensive debate about class disparities, unequal access to facilities, and conflict between occupants of tiny and large homes.

According to one tenant, the society has implemented regulations that prevent occupants of smaller flats from utilizing communal amenities, despite the fact that maintenance is paid for by all residents.

“In developments with varying apartment sizes, residents frequently contribute different maintenance amounts and have diverse spending capabilities. According to Dipesh Joshi, a Mumbai-based real estate consultant, decisions such as clubhouse usage, parking allocation, and sinking funds can lead to social divisions. For example, Nimesh Shah, who lived in South Mumbai, sold his smaller apartment to purchase a larger one in a semi-luxury township in the suburbs. However, after a year in the new house, he realized it was unsustainable in the long run. The reason for this was because inhabitants of 4- and 5-BHK apartments held opposing views to those of 3-BHK units, resulting in disagreements over day-to-day maintenance and funding. Finally, when Shah approached me, I suggested he sell the apartment and buy one in a nearby development. However, downgrading is not an easy option,” Joshi added.

What do developers have to say about product mix?

According to real estate developers, township projects in places such as Pune and Bengaluru have a more diverse product mix. “We have township developments in Pune and Bengaluru where developers are selling 1, 2, 3, and 4 BHK apartments in various structures within the township. However, there is barely such a product mix in Mumbai,” said a developer who did not want to be named. “We have projects offering 1 and 2 BHK, 2, 3 BHK, or 3, 4, 5 BHK.” This is the product mix, and it is also a safe combination for making ventures viable. One cause for Mumbai’s lack of product combinations is a lack of available land. As a result, developers have a very sharp and targeted product mix to ensure they don’t make mistakes,” the developer explained.

Another well-known developer noted, “In Mumbai, development control regulations generally do not restrict a residential project’s apartment mix, allowing developers to offer 1-5 BHKs in one society.”

The developer stated, “However, restrictions primarily arise in special schemes such as MHADA, SRA, or redevelopment projects with rehab or affordable housing obligations.” In practice, product mix is mostly determined by economics, FSI efficiency, parking regulations, and market demand.”