What is net living area?

Gross area, net living area, external area, secondary unfinished usable area. What do these words correspond to? We will try to clarify things in the jungle of terms, definitions, standards and methods of calculation which, in Switzerland, can differ from canton to canton.

Why is the precise calculation of living area important? Because this living area, evaluated in square metres, will characterise a property throughout its life and help determine its price, even if many other criteria come into play. Whether you want to sell or buy, it is essential to know the net living area of a property. Indeed, depending on whether you are talking about gross surface area (surface area of the rooms + surface area occupied by the interior and exterior walls + balcony or terrace) or net living area (surface area available inside the rooms), the price will not be the same. When you sell or buy, find out exactly what is included in the living space because the calculation methods may differ from canton to canton and the price of a square metre of balcony, regardless of the canton, is not exactly the same as the price of a square metre of living room.

A USPI Guide to Standardizing Area Calculations

As the calculation methods vary from one canton to another, and sometimes from one commune to another, an identical property may have a different net living area. In order to standardize the calculation of surface areas, the USPI (Swiss Union of Property Professionals) published a guide a few years ago which proposes identical rules for the whole of Switzerland. Following these rules is not mandatory, but you can refer to them if you wish to know more.

Four types of areas

– The gross area is the area of the property with the interior and exterior walls. It is of little interest to buyers (or tenants) except for information purposes. The square meters on the ground corresponding to the walls and partitions are not taken into account in the price of a dwelling. However, it is good to be precise in this area.

– The net living area corresponds to the interior of the rooms. It is the one that directly concerns sellers and buyers since it is this surface area, combined with other criteria, which will help to set the price of the property. Note that built-in wardrobes, blocks in the kitchen, fireplaces and interior staircases are counted in the living area. Also note that ceiling height is a factor in determining whether or not a space will be counted as net living area. However, the height standards are not the same (2.30 or 2.60 m minimum) depending on the canton and sometimes on the commune. Be vigilant.

– The outer area is one of those you might hear about. These are balconies, loggias and terraces with a half or one-third surface area. For example, a terrace of 30 m2 will count as living area for 10 m2 and a balcony of 20 m2 will count as 10 m2. Cellars and gardens are not taken into account in the calculation of the net living area even if their presence influences the price of a property. Mezzanines and attics are only counted in the living area if the ceiling height is at least 1.30 m in some cantons and 1.50 m in others.

– Undeveloped secondary useable area : this corresponds to a cellar, an indoor parking space or a garden for example.

The calculation of areas is the same whether it is an apartment or a house.

To calculate the area: meter or laser?

To take your measurements you can use an old-fashioned tape measure. But it is not convenient and it quickly becomes tedious. The laser rangefinder is efficient, fast and reliable. It is the tool for real estate professionals.

Given the difficulties of calculation and the differences in the standards for calculating areas according to the cantons, only a professional will be able to provide you with information and accurately assess the net living area of the property you wish to sell or buy. Don’t forget that a few square metre errors, more or less, in areas where the price per square metre is very high, can make a big difference in the price of a property. Do not hesitate to contact one of Lookmove’s partner real estate agents. Their expertise and knowledge of their sector can help you avoid disappointments.