Gross or Net Square Metres? Reading the Figure in a Listing Correctly

In listings you see two floor areas: gross and net. The difference between them determines the space you can actually use. This article shows how to read the figures correctly and compare prices.

What are gross and net?

• Gross square metres: the total area, including walls, a share of the common area, balconies and other parts.
• Net square metres: the area you can actually use inside, excluding walls and the common-area share.

The net area is always smaller than the gross. The difference depends on the building's design, the common-area share and the balcony area.

Examples from real listings

• The 4+1 duplex in Arapsuyu: 190 m² gross, 160 m² net. The net area is about 84% of the gross.
• The 2+1 apartment in a complex in Uncalı: 110 m² gross, 82 m² net. The net area is about 75% of the gross. The common-area share inside the complex explains this.
• The garden duplex in Uncalı Konaklar: 240 m² gross, 200 m² net. The ratio is about 83%.
• The duplex villa in Altınkale: 230 m² gross, 180 m² net, 311 m² plot. The ratio is about 78%.

These figures are the values written in the listings; for exact measurements you need to look at the title deed and the project plan.

Why is there a difference?

1. Common-area share. In complexes, your share of stairs, lifts, parking, the pool and facilities is added to the gross.
2. Wall thickness. Reinforced-concrete load-bearing walls reduce the net area.
3. Balcony and terrace. These enter the gross calculation at some ratio; usually not in the net.
4. Basement and roof. In duplexes and roof floors, the stair area affects net use separately.

How do you compare prices?

Calculate the price per square metre on the net area as well. For example:

• Arapsuyu duplex: 13.54 million ₺ ÷ 160 m² net ≈ 84,600 ₺/m².
• Uncalı 2+1: 13.5 million ₺ ÷ 82 m² net ≈ 164,600 ₺/m².

Two homes at the same price came out almost twice apart per net square metre. This difference is explained by location, complex facilities, building age and construction quality; but it also answers the question "how much living space am I getting?" Prices are as of October 2026.

Watch out in projects

In new projects too, the gross and net figures can differ. The project page states the gross value; ask for the net value unit by unit. For example, Nefes Corner offers units between 52 and 134 m² gross. When documents conflict, the project information is taken as the basis; so be sure to check the m² value in the contract.

What should be written in the contract?

• Gross and net m² should be written separately.
• Terrace, balcony and garden areas should be stated separately.
• It should be written how the price difference will be calculated if the area measured at delivery differs from the contract.

Practical tips

• Go with a tape measure and measure a room yourself.
• Ask for the floor plan; compare the dimensions on it with the listing.
• When comparing prices, compare the same type of area (net).

To add up the costs you can use our cost calculator.

Sources: tkgm.gov.tr