Is 800 sq ft Big for a 2BHK Apartment?

Most people hear '800 square feet' and start picturing shoebox apartments, but hold up—it’s less cramped than you’d think if you use the space right. 2BHK (that’s two bedrooms, a hall, and a kitchen) in 800 sq ft isn’t a palace, but it’s not a tiny shoebox either. It can actually fit your needs if you’re smart about layout and furniture.

If you lay out 800 square feet, you get a rectangle about 20 feet by 40 feet, or something close. Not sprawling, but if you walk through most new city apartments, you’ll see plenty around this size—especially in high-demand neighborhoods. I once measured my buddy’s 2BHK in the city, and it came in at under 750 sq ft—he still manages to host game nights without anyone tripping over each other.

Before you write off 800 sq ft as 'too small,' think about your daily life. It’s enough for couples, young families, or even someone who wants a dedicated office. Most of the trick comes down to the way you divide the space and your lifestyle habits. We’ll dig into how people actually make these apartments feel bigger, smarter, and more liveable.

• How Big Is 800 Sq Ft, Really?
• 800 Sq Ft 2BHK vs. The Average
• Who Is This Space Perfect For?
• Making 800 Sq Ft Work—Smart Hacks
• Cost and Value Analysis
• Red Flags and Deal-Breakers

How Big Is 800 Sq Ft, Really?

It’s not easy to picture size just from the number, so let’s break it down. 800 square feet is about the size of a two-car garage or a little less than half a tennis court. Put in home terms, this means you’re working with enough room for two proper bedrooms, a living room, a small kitchen, and usually a compact bathroom or two. This isn’t sprawling, but it isn’t “single-room studio” tiny either.

For comparison, across the country the average apartment size for a 2BHK hovers between 850 and 1,000 square feet, depending on the city. Cities with higher demand and less space (like New York or Mumbai) see plenty of 2BHKs under 800 sq ft. The table below gives you a look at how 800 sq ft stacks up in different cities:

So living in an 800 sq ft place? Totally normal in lots of urban areas, especially where land comes at a premium.

If you’re measuring, think about the wall-to-wall area inside your apartment. Developers include everything—walls, balconies, shafts—when they quote square footage. What you actually use is often a bit less. So if a builder says “800 sq ft carpet area,” that’s pretty efficient, but some quote “super built-up area,” which means you’re really getting less usable space.

Here’s what usually fits in an 800 sq ft apartment:

• Master bedroom (100 sq ft or so)
• Second bedroom (80-90 sq ft)
• Living room (120-140 sq ft)
• Kitchen (50-70 sq ft)
• Bathroom(s) and passage (the rest)

This space works best if you’re clever with your furniture and layout. It’s not massive, but for a lot of folks, it’s just the right balance of cozy and manageable.

800 Sq Ft 2BHK vs. The Average

Wondering how an 800 sq ft 2BHK stacks up against what’s typical on the market? Let’s break it down. Across most Indian cities, newer 2BHK apartments usually fall between 850 and 1,100 square feet. In the U.S., the average two-bedroom apartment is closer to 950–1,000 square feet, with older city buildings going smaller and suburban pads pushing much larger.

800 sq ft apartment sits a little below the average, but it’s not in the 'micro-apartment' range. Here’s what the numbers look like in major metro areas as of late 2024:

If you’re living in Mumbai, 800 sq ft is actually just about standard. In a city like Bangalore or Delhi, you’re going a bit slimmer on space but you’re not ridiculously below trend. The big brands and builders often shave off a bit of area to keep things affordable or to squeeze in more units per floor. So, if you see an 800 sq ft 2BHK, that's pretty typical for urban spaces—just a notch below the national average.

This size works because it fits the stuff you need: two decently-sized bedrooms, a common area, kitchen, and at least one bathroom. Of course, you’ll spot apartments that pack everything into 700 sq ft or balloon to 1,200, but 800 floats comfortably in the middle when you look at the realities of crowded city living.

Bottom line: 800 sq ft 2BHKs are common in higher density cities, slightly smaller than the suburban average but far from unlivable. The trick is figuring out if this matches how you live—do you want a spare room for guests, or is a study space all you need?

Who Is This Space Perfect For?

You know who really scores with an 800 sq ft apartment? Singles, couples, or even small families with one kid. It hits this sweet spot where everything you need fits—but you’re never drowning in extra rooms you never use.

If you’re a young professional or a couple just starting out, this size gives you enough separation for sanity. Two proper bedrooms mean work-from-home life won’t have you Zoom-calling from your kitchen table. A small family with a baby or toddler will also do just fine—kids love cozy spaces, and it’s easy to keep track of them.

I’ve seen retirees downsize into places this size, too. Less square footage means less cleaning and lower energy bills, which older folks always appreciate. Some students, especially in metro cities where sharing is common, split a 2BHK and use the extra room for a study or chill zone. Makes way more sense than trying to cram into a single-room place for the same money.

Here’s an at-a-glance look at who does well in an 800 sq ft 2BHK apartment:

• Young couples or newlyweds—plenty of space without a lot of wasted area
• Small families—one kid, no problem; two is pushing it, but possible
• Retirees—easy upkeep, no stairs, and affordable utilities
• Roommates—each gets a private room plus a shared lounge
• Remote workers—spare room can become your dream home office

Check this quick table to see how usage can break down:

The only big drawbacks? If you own a drum set, or dream of a walk-in closet, you may want to look bigger. For everyone else, 800 sq ft is surprisingly liveable if you’re smart about it.

Making 800 Sq Ft Work—Smart Hacks

Living in an 800 sq ft apartment means squeezing the most from every square inch. You don’t have to give up comfort if you get a little creative. It’s all about picking the right layouts and using some tricks to open up the space.

Start with furniture that does double duty. A sofa bed, a coffee table with storage, or a foldable dining table means you won’t trip over bulky pieces, and you can easily switch between 'living' and 'guest' modes. Wall-mounted shelves and hooks are lifesavers in small bedrooms and kitchens—suddenly your vertical space isn’t wasted.

Keep things breezy and open by skipping big, chunky cupboards. Use under-bed bins, tall bookcases, or even corner shelves. Laura tried switching to closet organizers last year, and I swear it made her entire wardrobe fit in half the space. Another trick: glass or mirrored furniture can reflect light, making everything look way bigger than it is.

If you’re wondering how much space actually feels usable in a typical setup, check this out:

It adds up quick—so it pays to keep each zone uncluttered. A shoe rack behind the door, a spice rack on the pantry wall, stacking bins for kids’ toys or hobby gear. Even a simple rule like 'one in, one out' for clothes or gadgets stops your place getting jammed with stuff you barely use.

Lighting and paint colors do heavy lifting here, trust me. Go for lighter wall colors, skip heavy curtains, and keep windows clear to let in sunlight. Good lighting creates the illusion of more breathing room, making even a 2BHK feel more spacious than it looks on paper.

Cost and Value Analysis

So, what’s the damage for moving into an 800 sq ft 2BHK? The answer depends a lot on the city and the exact neighborhood. In cities like Mumbai, Bengaluru, or Delhi, average pricing in 2025 for an 800 sq ft apartment in a decent locality sits between ₹70 lakh and ₹1.2 crore. If you’re looking at mid-tier cities, the number drops closer to ₹40–70 lakh. Renting? Expect to shell out anywhere from ₹22,000 to ₹55,000 a month in urban hotspots, or significantly less in smaller towns.

People sometimes think small equals cheap, but 800 sq ft hits a sweet spot. If you compare price per square foot with both smaller studios and larger family flats, you’ll usually find that two-bedroom, mid-sized spots like this carry more resale value per rupee. Why? They draw young families, roommates, and couples, so the pool of buyers (or tenants) is broader than, say, a cramped 1BHK or oversized 4BHK.

In terms of monthly costs, you also save on utility bills, furnishing, and overall maintenance compared to bigger places. Owners usually pay less society maintenance since charges are often proportional to unit size. Even basic furniture like a couch or a double bed makes a bigger impact here, reducing the urge to buy extra stuff.

• Choose apartments with a good layout—an open kitchen or extra balcony can bump up both resale and rent value.
• Avoid ground floors unless there’s a significant rent discount, since higher floors typically fetch slightly more both for rent and resale, especially in cities where people want views and less street noise.
• Look for places in buildings with modern amenities—parking, gym, and security push up both liveability and price appreciation.

Don’t forget the hidden savings. Smaller spaces tend to mean less clutter and faster cleaning—less time (or money) spent on upkeep, which is something Laura and I always appreciate. In a nutshell, 800 sq ft has its sweet spot for first-timers or folks trying to balance location, comfort, and budget.

Red Flags and Deal-Breakers

Figuring out if an 800 sq ft apartment will really work for you isn’t just about measuring wall to wall—it's the stuff you don’t notice right away that often becomes a headache. So, what should you watch out for before signing on the dotted line?

• Weird layouts: Some 800 sq ft 2BHKs cram in two tiny bedrooms but leave barely any space for the living area or kitchen. A poorly planned apartment can make the space feel way smaller than it is, with long useless hallways, narrow living rooms, and awkward corners.
• No storage space: Check how much closet and cabinet space you really get. Sometimes builders skimp here, and that leaves you scrambling for extra shelves or boxes that eat up your floor area.
• Narrow doorways and tight passageways: Moving furniture in can get tricky. It’s common for older buildings or quick-build projects to have barely three feet-wide passages or bedroom doors where you can’t fit a regular couch.
• Poor ventilation and natural light: Apartments with tiny windows or rooms tucked far from the exterior walls can feel stuffy and claustrophobic. Sunlight and airflow make a small apartment feel open and livable.
• Questionable plumbing and electrical points: Small units sometimes cut costs on good quality fixtures or enough power outlets. Double-check kitchen and bathroom fittings—nothing’s worse than a leaking faucet or not having a plug where you want to charge your phone.
• Noise issues: Thin walls or poor sound insulation can absolutely ruin your peace. If you’re on a lower floor or have a noisy neighbor, tiny apartments amplify sound.

Here’s a quick look at common issues reported by renters in compact 2BHK apartments in Indian metros in 2024:

A landlord might glam up an apartment with new paint, but if any of these issues show up, it’s probably not worth it for the stress down the line. Always visit at different times of the day, test doors and drawers, and don’t ignore your gut feeling about the space. You want your home to be relaxing, not just tolerable.