A buyer compares two 3 BHK flats in Whitefield priced almost identically and picks the one with the grander clubhouse, the twin pools and the landscaped podium. Two years later the monthly maintenance bill on that flat is nearly double the neighbour's, because every one of those amenities has to be cleaned, powered, staffed and repaired forever. Common area maintenance is the cost that does not appear on the price banner but follows the owner every single month.

The short answer. Common area maintenance, or CAM, is the recurring charge that funds the upkeep of everything outside your flat: lifts, lobbies, security, power backup, water, landscaping, the clubhouse and the association's staff. In Bengaluru it commonly runs about 3 to 6 rupees per square foot a month depending on amenities, and Goods and Services Tax at 18 percent applies when the monthly charge per flat exceeds 7,500 rupees. The trade-off is that richer amenities raise your lifetime carrying cost, so a buyer should weigh the clubhouse dream against a bill that arrives every month long after the purchase excitement fades.

CAM is usually charged per square foot of super built-up area or as a flat per unit amount, and the sinking fund for major future repairs is a separate line a buyer should not confuse with monthly maintenance.

What does CAM actually pay for?

Common area maintenance covers the shared services that keep a complex running: lift maintenance, diesel and power for backup generators, common area electricity, water supply and treatment, housekeeping, security staff, landscaping, and the upkeep of amenities like the gym, pool and clubhouse. It also funds the salaries of the facility management team and the administrative cost of running the owners association.

Because these are ongoing, CAM is a permanent cost of ownership, not a one time charge. The larger and more amenity rich the complex, the more there is to maintain, which is why a lavish project carries a heavier monthly bill. A buyer should read the amenity list not just as a lifestyle promise but as a future invoice, and weigh it alongside the sinking fund and corpus fund collected at handover.

How is CAM calculated in Bengaluru?

There are two common methods. The first is per square foot, where every owner pays a rate, often 3 to 6 rupees per square foot of super built-up area a month, so a larger flat pays more. The second is a flat per unit charge, where every flat pays the same regardless of size, which is simpler but means small flats effectively subsidise large ones. Many associations use a blend.

The per square foot method is the more common in Bengaluru apartments and is generally considered fairer because cost tracks the space you hold. During the builder managed phase before the association takes over, the developer sets the rate, and it can rise once residents run the complex and discover the true cost. A buyer should ask for the current rate, the method, and whether it reflects full occupancy or a subsidised launch figure.

When does GST apply to maintenance charges?

Goods and Services Tax applies to apartment maintenance under a specific rule. When the monthly maintenance charged by the association to a member exceeds 7,500 rupees per flat, GST at 18 percent applies, and importantly it applies to the entire amount, not just the portion above 7,500. An association whose annual turnover crosses the registration threshold must register and collect it.

For a buyer this means a flat whose maintenance sits just above 7,500 rupees can carry a materially higher effective bill than one just below, because of the tax. It is worth checking where a project's likely maintenance lands relative to that line. The rule is set out in the the Goods and Services Tax framework, and a well run association will show the tax treatment transparently on its invoices rather than burying it.

The recurring costs of apartment ownership, kept separate so a buyer knows what each covers.

Who sets and collects CAM, and how does it change?

In the first phase after possession the builder or its facility management arm runs the complex and sets the maintenance rate. Once enough flats are sold and handed over, control passes to an owners association formed under the Karnataka Apartment Ownership Act association, which then decides the budget, the rate and the service providers. Common area details are also disclosed in the project filing on the Karnataka RERA portal, which a buyer can cross check.

This transition is where maintenance often changes. A builder may quote an attractive launch rate that does not cover the real cost, and the figure rises once residents see the actual bills. Alternatively, a well run association can negotiate better contracts and control costs. A buyer should ask whether the association has been formed, whether accounts are audited and shared, and how the rate has moved since handover, because governance quality is what ultimately keeps maintenance fair.

What is the difference between CAM and the sinking fund?

These are two different pockets and confusing them is a common buyer error. Monthly CAM funds day to day running costs. The sinking fund, sometimes called the corpus, is a reserve built up over time to pay for large periodic works: repainting the towers, replacing lifts, waterproofing, or major plumbing overhauls. It is contributed to regularly and drawn on rarely.

A complex with a healthy sinking fund can handle a major repair without a sudden special levy on owners, while one that has under collected will hit residents with a large one time demand when a lift or a facade needs replacing. A buyer should ask about both the monthly CAM and the state of the sinking fund, since a low maintenance figure paired with an empty reserve is a warning, not a bargain. The checklist below covers both.

How should a buyer evaluate CAM before booking?

Start by asking for the current per square foot rate and computing your likely monthly bill on your flat's area, then check where it lands relative to the 7,500 rupee GST line. Ask whether the figure is a subsidised launch rate or a settled post handover one, and request the association's recent accounts if it has been formed.

Then weigh the amenities honestly. A rich clubhouse and multiple pools are a lifetime cost, not just a launch attraction, and you will pay to maintain them whether or not you use them. A buyer who values amenities should accept the higher CAM with eyes open, while one who does not should question whether a lighter, better run project suits them better. Maintenance is a decades long relationship, so choosing it deliberately matters as much as choosing the flat.

Run this seven point maintenance check before booking a Bengaluru apartment.

1. Ask for the current CAM rate per square foot and compute your likely monthly bill.
2. Check whether your bill lands above or below the 7,500 rupee GST threshold.
3. Confirm whether the rate is a subsidised launch figure or a settled post handover one.
4. Ask whether the owners association is formed and request its recent audited accounts.
5. Check the state of the sinking or corpus fund for major future repairs.
6. Read the amenity list as a recurring cost, not just a lifestyle promise.
7. Ask how the maintenance rate has moved since the complex was handed over.

Why CAM deserves as much attention as price

The purchase price is paid once, but CAM is paid every month for as long as you own the flat, and over a decade it can add up to a meaningful fraction of the home's value. A flat that looks cheaper at booking can cost more to hold if its maintenance is high, its amenities heavy, and its association weak.

The honest trade-off is between the lifestyle a large amenity package offers and the permanent bill it creates. A buyer who reads the amenity list as a recurring invoice, checks the CAM method and rate, confirms the sinking fund, and judges the association's governance is buying not just a flat but a well run home. That diligence is invisible at the sales office and obvious every month afterwards, which is exactly why it is worth doing before you sign.

Frequently asked questions

How much is CAM in a Bengaluru apartment?

Common area maintenance in Bengaluru apartments commonly runs about 3 to 6 rupees per square foot of super built-up area a month, though amenity rich projects charge more. A larger flat or a project with pools, a big clubhouse and heavy landscaping will carry a higher monthly bill because there is simply more shared infrastructure to run and maintain.

When does GST apply to apartment maintenance?

GST at 18 percent applies when the monthly maintenance charged by the association to a flat exceeds 7,500 rupees, and it applies to the whole amount, not just the portion above the limit. An association must also cross the turnover registration threshold. A flat just above 7,500 can therefore carry a noticeably higher effective bill than one just below.

Is CAM the same as the sinking fund?

No. CAM funds day to day running costs like lifts, security and housekeeping and is paid monthly. The sinking or corpus fund is a separate reserve built up over time to pay for major periodic works such as repainting or lift replacement. A low CAM paired with an empty sinking fund is a warning, not a bargain.

Can maintenance charges increase after I buy?

Yes. Builders often set an attractive launch rate that does not cover the real cost, and maintenance commonly rises once the owners association takes over and residents see actual bills. A well run association can also control costs by negotiating better contracts. Ask how the rate has moved since handover before assuming the quoted figure is permanent.

Last updated 2026-07-05. PropNewz Team.