Gross and Net Floor Area in Property Listings: How to Compare Homes

Two homes advertised as the same size can feel very different when you visit them. One may have practical rooms, while another devotes a substantial part of its floor space to corridors. Sometimes the difference comes from the area definition used in the listing. Alongside “How many square metres?”, ask “How was this area calculated?”

Whether you are comparing an apartment in Çankaya or a home in Gölbaşı, start by checking that the figures describe the same thing.

What do net and gross area mean?

The Ministry of Environment, Urbanisation and Climate Change’s technical document, referring to the Planned Areas Zoning Regulation, distinguishes these concepts:

• Net area is the clear space between walls after specified exclusions. Columns, service voids, common areas and separate annexes are excluded. Balconies and terraces with at least one open side are also excluded from net area. • The gross area of an independent unit is calculated using its outer boundaries, with specified voids excluded. It differs from net area because walls are included in the calculation. • General gross area adds the unit’s allocated share of common areas to its total gross area.

Ask which definition a listing means when it uses the word “gross”.

Do not convert gross to net using a fixed percentage

Do not treat a rule such as “subtract 20% from gross area” as an exact measurement. Building layouts and the scope of the stated area can differ. Such an estimate may mislead you when comparing the usable space of two homes.

Ask the seller or agent for separate net and gross figures, preferably with supporting documentation. Find out whether the figure comes from the architectural project, an on-site measurement or an earlier listing.

Use the same measurement when comparing prices

The following figures are illustrative only. They do not describe the Ankara market or an actual listing.

APARTMENT A Asking price: TRY 6,000,000 Advertised gross area: 150 m² Net area: 100 m² Asking price per gross m²: TRY 40,000 Asking price per net m²: TRY 60,000

APARTMENT B Asking price: TRY 6,000,000 Advertised gross area: 140 m² Net area: 110 m² Asking price per gross m²: approximately TRY 42,857 Asking price per net m²: approximately TRY 54,545

Using gross area, Apartment A appears to have the lower price per square metre. Using net area reverses that order. The example shows how the area used in the calculation changes the result.

These calculations use asking prices. They do not establish completed sale prices or appraisal values. Location, building condition, floor level, orientation and maintenance needs must also be considered.

Compare the figure with the layout during your visit

Prepare a short comparison checklist. Alongside net and gross area, note room dimensions, corridor layout, storage options and balcony use. Two homes with the same net area can meet very different daily needs.

For example, a room that cannot accommodate your desk may limit its usefulness even if the total floor area is generous. Consider your furniture and examine room widths and lengths rather than relying only on the overall figure.

If the listing differs noticeably from the plans or what you see on site, ask for an explanation. Basic measurements can provide an initial check, but technical discrepancies are better examined against the architectural project with professional assistance.

Check documents when buying before delivery

For prepaid housing purchases, the Ministry of Trade recommends examining the individual unit plan, floor plan, site plan and technical specification. It also emphasises comparing the stated net and gross areas with the contract. Check that the area presented during the sales process matches the contractual information.

Clear information helps sellers, too

When preparing a listing, state net and gross areas separately and explain the basis of the measurement. Describe balconies, storage rooms and shared amenities separately to help buyers form accurate expectations. Verifying an uncertain figure before presenting it as exact can reduce repeated questions during viewings.

When looking for a home with Başkent Zirve Emlak, begin by asking what supports the stated area. Consider the square metres, floor plan and your everyday needs together.

Sources

Ministry of Environment, Urbanisation and Climate Change — TUCBS Building Theme Data Specification. Document date: 2022, version 2.0. Definitions of gross, general gross and net area. https://tucbs.gov.tr/wp-content/uploads/2025/05/TUCBS_BI_v2-1.pdf

Ministry of Trade — Information on Prepaid Housing Sales Contracts. Page date: 5 March 2026. https://tuketici.ticaret.gov.tr/yayinlar/tuketici-bilgi-rehberi/on-odemeli-konut-satis-sozlesmeleri-hakkinda-bilgilendirme

Sources checked: 15 October 2026. This guide contains no monthly sales statistics; the prices and areas in the comparison are entirely illustrative. Area definitions were checked against the Ministry’s official technical document; the latest consolidated regulation text could not be accessed.