New unit mix: what the evidence supports

Registrations favor2BHK; they do not establish faster absorption

2BHK has1,220 observations (41.78% of the full selected cohort), versus744 for3BHK (25.48%). Another796 are unspecified and three conflicting. Latest six-month counts fell from811 to409 for2BHK and from505 to239 for3BHK. Both declined; this does not isolate a larger-flat slowdown.

Source-reported configuration is preserved; area does not determine BHK. Registered consideration is not an all-inclusive buyer ticket. Counts reflect availability, project stage, reporting and registration lag as well as purchases. Launched and unsold denominators remain unresolved.

Evidence at the proposed sizes

Each row uses source-reported RERA carpet between target−50 inclusive and target+50 exclusive, restricted to the exact proposed source configuration. Zero matching observations does not establish zero market demand.

The950 band contains129 explicitly labeled3BHK records and the1,050 band contains132; neither supplies a matching2.5BHK record. A2.5BHK offer needs a ticket and layout advantage against compact3BHK, not an assumed supply gap. The source catalogue and marketing sheets provide further context, but their generic/aggregate area labels must not be relabeled RERA.

What the actual cost material establishes

No saved WhatsApp or Drive sheet fully reconciles a specific agreement amount to an additive all-inclusive buyer total. This is the prior visually reviewed source evidence, not a new source-law certification.

• Neco, dated1April2026: ₹1.19Cr2BHK headline plus₹1.50L maintenance deposit and₹0.60L advance = at least₹1.211Cr before floor rise and unknown utility/share amounts. This provides a₹2.1L possession benchmark, not our actual charge schedule.
• IvyLush: all-government-tax-inclusive onwards headlines retain extra scanning, registration consultancy, CAM, township maintenance, society/share, utility and corpus rows with blank amounts. Blank is not zero.
• Gera: package prices explicitly exclude floor rise, view premium and on-possession charges; those amounts and validity are not supplied.
• Birla Drive: ₹79L onwards indicative all-in estimate includes estimated government charges, but has no numerical tax or mandatory-fee breakup. The flexi payment percentages are installment timing, not fee rates.

Conditional bridge: agreement + construction GST5% + conditional stamp7% on the applicable higher valuation + statutory registration (at these values₹30,000) + adopted₹1.50L deposit +₹0.60L advance + declared additional charges. Own jurisdiction, stamp minimum and complete charges are not verified. TDS is withholding within agreement, not another1% surcharge or a reduction in contractual revenue.

Forward agreement-to-buyer calculations reuse the tested V14 engine. Unknown items keep the complete buyer budget unresolved. For a fixed all-in budget, the inverse gives a conditional agreement ceiling; for an entered agreement rate, the forward result is an agreement target and conditional buyer subtotal.

Implementation and launch risks

• 40% 2 BHK is a reasonable initial test weighting against the observed registration mix, not a proven absorption optimum.
• 15% 2.5 BHK is a pilot allocation. The selected data supplies no exact matching 950/1050 2.5 BHK registration cohort; market this on a defensible room plan and ticket advantage over compact 3 BHK.
• Reducing large-home exposure limits ticket concentration, but low observed counts do not prove no demand or oversupply. No comparable current supply denominator has been established.
• Own 750/850 carpet design sizes must remain RERA targets. Several competitor marketing sheets use generic or aggregate area labels; comparisons must preserve those definitions.
• Management confirmed ₹9,500 as the weighted achieved agreement rate per modeled saleable sq ft, after ₹500 discount and including floor rise, before GST, stamp duty and charges. Alternative RERA or buyer-subtotal pricing bases remain sensitivity scenarios only.
• ₹100 every five floors needs both a rate denominator and a floor-band convention. Average premium ₹250/sq ft assumes equal saleable area in each of floors1–30 and tiers0/100/200/300/400/500. Release-weighted realized premium may differ.
• 500 homes do not automatically equal10lakh saleable sq ft. Use the new weighted area, whole-home allocation and explicitly declared terrace/loading to reconcile both release cases.
• No final all-inclusive amount can be claimed while own-site stamp jurisdiction/valuation and complete charge schedule remain unresolved. The bridge is a conditional known-cost planning subtotal.

Evidence summary · Detailed cohort, matching bands and conditional sample calculations