As buildings skyrocket, apartments get smaller in size, and towers become so tightly packed that a neighbor living just a few feet away can see straight into your living room, the once simple joy of stepping out for a quiet cup of tea on the balcony is steadily losing its charm. Balcony living is becoming less attractive due to the deteriorating air quality as well as the perennial problem of mosquitoes, especially in NCR and Mumbai. For most urban dwellers, what was once a desirable feature is rapidly fading into memory.
A clear trend emerging in cities like Bengaluru and NCR is that balconies are shrinking in size, disappearing from mid-segment homes, and increasingly being reserved for high-end developments. Experts say this shift reflects buyers’ growing awareness of what they are really paying for their homes. Balconies are no longer a standard inclusion; They are evolving into the ambitious amenities typically associated with luxury apartments.
In NCR markets like Noida, Greater Noida and Gurugram, 5-6 feet balconies are usually included in the Free Floor Space Index (FSI), which is why most developers continue to provide them. However, in Mumbai, balconies have emerged as a post-Covid differentiator, a unique selling proposition in a space-constrained market.
Industry experts say this shift is linked to rising land prices and availability and increased scrutiny on carpet versus super built-up area, a difference that many buyers realize only after making the purchase.
Chartered accountant Ankita Agarwal recently highlighted on LinkedIn how buyers often mistake “super built-up area” for actual usable space. The house, marketed as a 1,200-square-foot apartment, can barely provide 850 square feet of carpet area, with the rest being accounted for by walls, balconies and shared common areas.
“The difference is not just technical, it is financial,” Agarwal wrote, adding that at current prices, buyers may have to pay ₹12-15 lakhs extra for space they never physically use. He said the loading factor, the difference between carpet and super built-up area, now ranges from 15 per cent to 45 per cent in some projects, effectively increasing the actual per square foot cost.
CoinSwitch co-founder Ashish Singhal also shared on LinkedIn that he “wouldn’t be surprised if people cancel their home search altogether, even after months of searching,” in response to current pricing trends. ” ₹₹2 crore for a 2BHK that doesn’t even have a proper balcony,” he wrote, echoing the sentiments of many urban home buyers frustrated with shrinking amenities and rising prices.
From utility to lifestyle details
Architects say balconies have evolved from utility extensions to lifestyle amenities. “We are seeing balconies making a comeback as a luxury element, especially in cities like Mumbai,” said architect Akshat Bhatt. “Homeowners today value the ability to get outside and have personal space beyond concrete walls.”
Previously, balconies were routinely attached to bedrooms or kitchens and used for storage or utility purposes. Today, many new projects, especially in the middle-income group, offer only a balcony, often attached to the master bedroom. Real estate brokers in Bengaluru say that in Grade B projects, balconies are either small or excluded altogether.
Ninad Pardeshi, chief thought leader at ELM Design, said that in dense urban environments, balconies have become social spaces, especially among young buyers. “Vertical gardens, climbers and potted plants are turning balconies into private green spaces. It offers a blend of nature and urban life and a tranquil escape indoors,” he said.
Balconies: fewer, smaller and more expensive in Bengaluru
Real estate brokers in Bengaluru said the number of balconies in new launches has gone down by 10-15 per cent compared to a few years ago. The size has also shrunk, from the earlier 12×6 square foot layout to the more common 11×4 square foot design, with usable balcony space dropping by about 5-10 percent.
Also read: From Elie Saab to Four Seasons: Why India’s ultra-rich are betting on branded residences
Cost is a major factor. He said, having a balcony in Bengaluru can increase the total price of an apartment by 10-15 percent. On the outskirts of the city, a Grade A project with two balconies can cost around ₹3 crore, while single balcony apartments generally start from ₹2 crores and above. In city centres, brokers say, balconies are often missing altogether, as small land parcels and strict regulations limit design flexibility.
Kiran Kumar, vice-president, Hanu Reddy Realty, said balconies are clearly moving into the premium segment. “Balconies are no longer standard inclusions; they are becoming aspirational features,” he said.
“Developers are prioritizing efficiency and salable area, and balconies are one of the first elements to be reduced, especially in cities with major changes in FSI. Going forward, especially in Bengaluru, balconies will largely be a luxury offering, available primarily in high-end projects where buyers are willing to pay a premium for lifestyle amenities,” he said.
In Mumbai, balconies are quietly making a comeback
Balconies, once considered dispensable in Mumbai’s space-constrained housing market, are quietly making a comeback as buyer preferences evolve. Over the years, developers routinely enclosed balconies, merged them with living rooms, or removed them altogether to maximize carpet area and improve saleability in a city where every square foot comes at a premium. Experts say that in the pre-Covid period, open balconies were often seen as a luxury rather than a functional necessity, especially in high-density developments.
From the early 2000s, Mumbai’s residential market saw an influx of new players who introduced amenities such as flower beds and lily pools to individual projects, although these proved short-lived. In 2012, the Brihanmumbai Municipal Corporation brought balconies under the Floor Space Index (FSI), which had earlier excluded them, despite developers charging buyers extra. Once counted within the FSI, balconies started decreasing in the permissible buildable area.
However, post-Covid home buyers They have become deeply aware of the importance of some form of open space within their homes, thereby increasing the demand for balconies even in 2BHK apartments. That doesn’t mean balconies will become ubiquitous across Mumbai, he said. Their relevance often depends on the context; Balconies can be useful in homes with views of the Arabian Sea or parts of the western suburbs, Sanjay Gandhi National Park. But where another building stands just six meters away, the architects say the balcony may provide little more than limited utility.
Will the balconies in Delhi-NCR shrink due to increasing AQI?
With air quality index levels reaching 500 in some areas, architects and designers are increasingly questioning whether balconies make any sense.
Renowned interior designer Sanjit Singh says that although balconies are valued for their aesthetic appeal, their relevance in dense urban environments may need to be re-examined. Poor air quality could discourage residents from spending time outside, he said, reducing the practical use of balconies despite their visual appeal. In contrast, private bungalows will open onto landscaped gardens, providing a more controlled and healthy connection with the outside environment.
Balcony Partitions: Why do NCR apartments have these and not Mumbai homes?
Having said that, balconies are more common in NCR apartments compared to Mumbai, mainly due to differences in planning regulations, land availability and market dynamics.
In NCR cities like Noida, Greater Noida and Gurugram, balconies of around 5-6 feet are usually included in the Free Floor Space Index (FSI). This means that developers can provide balconies without interfering with their salable area, making them a standard feature even in mid-segment homes. Mumbai, on the other hand, operates under very strict land constraints. Since 2012, balconies have been counted within the FSI, which directly impacts how much salable space a developer can create.
Pradeep Agarwal, Founder and Chairman, Signature Global explains, “Balconies today are no longer just architectural add-ons; they are an essential part of healthy urban living. Post-pandemic, home buyers increasingly value open, breathable spaces that enhance well-being, as well as natural light and ventilation. From that perspective, Haryana’s building regulations strike a very progressive balance between urban density and liveability.”
Under Haryana government norms, developers can build balconies up to 6 feet without affecting the FAR in high-rise residential projects. In Noida and Greater Noida, balconies up to 5 feet are allowed, giving buyers usable outdoor space without reducing the main living area.
He says the balcony pricing is in line with the approved unit plan and overall apartment pricing, ensuring clarity for homebuyers.
In the affordable housing segment, the size of the balcony is limited to 5 feet, the charges for which are regulated ₹1,200 per square foot, ensuring predictability and affordability while offering functional open space. He says this structured approach protects the buyer’s interests and maintains cost discipline.
“It is also important to note that in some states, balconies are included within the FAR calculation, which may reduce carpet efficiency or increase the overall cost for buyers. Hence Haryana’s policy of keeping balcony space in compliance outside the FAR is clearly buyer friendly and supports better designed homes“He explains.
With inputs from Sauptik Dutta in Bengaluru and Mehul R Thakkar in Mumbai
