Don’t be fooled by the sample flat

These flats are part of the marketing strategy of builders and have very little resemblance to what you will eventually get     The walls were beautifully done up, the fittings were exquisite and the rooms were very spacious. Vijayalaxmi Nayak and her family were so pleased with the look and feel of the sample flat that they immediately booked an apartment in the project by a reputed developer in Bangalore. The excitement died down when the Nayaks got possession of the house three years later. It was nowhere close to what they had been shown. "In the sample flat, the rooms looked big and perfectly done up, but actually the size was much smaller, and the ceiling was not of the same height as showcased," says Nayak.      There's very little that the Nayaks can do now because the sample flat has long been demolished and they have no photographs or documentary evidence of what it looked like. Even if they did, it would not have helped. Chances are the developer had slipped in a clause in the agreement saying that it reserved the right to alter the specifications of the property.      The Nayaks are among the legions of buyers who are routinely taken for a ride by builders, who show them exquisitely designed sample flats. There's nothing wrong in this exercise since showcasing sample flats is a standard marketing practice.      The problem is that what you get isn't what you see (see graphic). Atul Modak, vice-president of Kohinoor City Project, admits that some developers use fixtures and furnishings worth almost 2-3 times the price of the flat itself. This lends a premium look to the flat, which could deceive the customer.      You cannot blame potential buyers for getting carried away by the looks of the sample flat. Builders have many tricks up their sleeves that give false impressions to the buyer. For instance, there are no doors between rooms in a sample, which makes the flat appear more spacious than it really is. Even the toilets and bathrooms are doorless. Some of the walls are merely glass partitions. Builders say this is done to allow buyers a better view, but the fact is that it makes the house look more commodious. The ceiling itself is much higher than that of the real flat.      The interior designers hired by the builders to do up the sample flats are experts at creating optical illusions. They know how to use lighting and place furniture in such a way that the house appears bigger. The customised beds and dining table sets are smaller than the normal size and the cupboards lack depth. A gullible buyer is likely to think that the bedroom will have enough space to move around even after placing a double bed and a study table.      The finish of the sample flat is also usually far superior and gives the buyer a sense of aspirational value. He is ready to shell out a higher sum for that kind of lifestyle. Experts point out that the superior wall finish is also because they are made of gypsum, not brick and cement plaster.     The sample house itself may be much bigger. Some of the walls may just be plywood partitions, which help add precious square inches of carpet area to the house and make it bigger. "You will see glaring differences between the sample flat and the specifications mentioned if you measure the house," says Pankaj Kapoor, managing director of Liases Foras, a real estate research firm.      However, there is no way you can compare the sample with the real. These flats are demolished after the units in the project are sold out and construction begins. Kapoor says this is also why photography and videography are not allowed inside sample flats. Builders claim this is meant to ensure that these designs are not copied, but it is not true. The architectural drawing is already available in product brochures.      Even if you have any documentary evidence on what the sample flat looked like, builders usually include a clause in the agreement, which allows them to change the specifications of the house.      There is also the issue of location. Sample flats are standalone units that offer a great view from every balcony and window. It may not be so when it is a part of a cluster of flats. For a buyer, a better indicator of what he will get is the architectural drawing of the apartment as well as the layout map of the project. These drawings will tell you the exact carpet area of the flat. Compare it with the super area promised by the builder and you will get a fair idea of the price being charged for common facilities.      However, these finer nuances are swept under the carpet when you step into a well-furnished sample flat which showcases a modern and efficient lifestyle. Om Ahuja, CEO, residential services, Jones Lang LaSalle India, says, "In some cases, visually appealing sample flats may help to detract from the fact that the project's location is not exactly cutting-edge. The onus of establishing the difference between real and perceived value lies with the buyer."      It is also advisable to have a sneak preview of the agreement before you buy. It gives you the actual specifications of the house. "One needs to check the agreement carefully before making the decision as developers clearly mention in the document the specifications of the material and fixtures to be used in the house," says Modak of Kohinoor City Project.