What is the difference between gross and net area?
Three different square metres
| Definition | What it includes | Where it is used |
|---|---|---|
| Net area | The internal dimensions of rooms, wet areas and corridors between the walls | The real living space; area schedules in drawings |
| Gross area | Net area plus internal and external walls and the unit's own shafts and flues | The area the unit occupies; permits and title deed procedures |
| Total gross (sales gross) | Gross area plus the unit's share of common areas | Marketing and listings; not a legal unit of measurement |
How net and gross areas are calculated is defined in Türkiye's Planned Areas Zoning Regulation. Total gross, however, varies from developer to developer; when comparing, always ask which areas have been added.
How much of the gross area is net?
This ratio reflects plan efficiency. Wall thickness, shafts, corridor length and the size of the core (stairs and lifts) determine it. In a well-planned apartment, net area makes up most of the unit's gross area; measured against total gross, the ratio drops noticeably because common areas are included too. In tall buildings, efficiency falls because fire stairs, the number of lifts and service shafts increase.
Balconies, terraces and appurtenances
- Balconies: enter the area calculation differently depending on the conditions in the regulation; open and enclosed projections are treated separately.
- Terraces and garden use: are usually an appurtenance of the unit or an allocation of common area; they are not added to the apartment area.
- Storage and parking: can be shown on the title deed as appurtenances; they are not part of the net area.
- Duplexes and attics: the internal stairwell and low-ceilinged parts are treated separately in the calculation.
When buying an apartment or commissioning a design
- Ask whether the listed figure is net, gross or total gross.
- Request the area schedule and floor plan from the approved architectural drawings.
- Look at how usable the plan is, not just the square metres: corridor share, room proportions, furniture layout.
- In urban regeneration, compare your old and new apartments using the same definition. See our article on the architectural process in urban regeneration.
How does architectural design improve efficiency?
It is possible to design an apartment that feels larger with the same gross area. Shorter corridors, wet areas grouped around shafts, a structure aligned with the plan and a compact core all increase net area. For how this relates to the FAR calculation, see our article on FAR and TAKS.