Calculating Living Space Correctly: What Buyers and Sellers Should Keep in Mind

Distinguishing Between Living Space and Usable Space

Living space generally includes the areas of rooms that belong exclusively to the respective apartment or residential building and are suitable for living.

According to the Living Space Ordinance, basements, boiler rooms, laundry rooms, garages, and storage rooms located outside the apartment generally do not count as living space. However, they can still be of considerable practical use and should therefore be reported separately as usable space.

For example, a large, heated basement room can be made comfortable for living. However, this does not automatically mean that it has been approved as living space under building codes. It is therefore important for buyers to distinguish between a space that is suitable for living and one that is officially approved as living space.

What role does ceiling height play?

Ceiling height is particularly crucial for attic apartments and converted loft spaces. According to Section 4 of the Living Space Ordinance, the following principles apply:

Areas with a ceiling height of at least two meters are counted in full. Areas with a height between one and two meters count as half. Areas with a ceiling height of less than one meter are not counted as living space.

An attic apartment may therefore appear significantly larger on the floor plan than the actual eligible living space indicates. Buyers should therefore not rely solely on the visible floor area when considering properties with sloped ceilings.

How are balconies and terraces factored in?

According to the Living Space Ordinance, balconies, loggias, rooftop gardens, and terraces are generally counted as one-quarter of their floor area. In particularly high-quality cases, up to half may be counted.

Factors such as particularly good orientation, a high quality of living, a spacious design, or an exceptionally sheltered location may justify a higher allocation. However, a flat-rate calculation of 50 percent is not automatically justified.

For a 20-square-meter terrace, five square meters are thus typically counted as living space. The total area should nevertheless be listed in the property description so that prospective buyers can understand the actual size.

Which structural elements are included in the calculation?

The floor area is generally determined based on the clear dimensions between structural elements. Built-in furniture, bathtubs, showers, radiators, and permanently installed stoves are always included in the area calculation.

Larger chimneys, pillars, and facing walls, on the other hand, may be excluded. Staircases with more than three flights, door recesses, and certain wall niches are also not included in the floor area. The Living Space Ordinance permits the calculation to be based either on a suitable construction drawing or on the actual measurement of the completed living space. If the building deviates from the plans, a new calculation is required.

Why Older Calculations Should Be Reviewed

For older properties, living area figures often come from original construction drawings, financing documents, or old lease agreements. In the meantime, however, floor plans may have been altered, attics converted, or terraces expanded.

Different calculation methods can also lead to varying results. In addition to the Living Space Ordinance, other technical regulations are sometimes used. Therefore, sales documents should clearly indicate the basis on which the stated area was determined.

What should buyers check?

Before purchasing, prospective buyers should compare the living space calculation with the existing construction documents. Particular attention should be paid to:

• converted attic and basement spaces,
• conservatories and additions,
• balconies and terraces,
• rooms with steep sloping ceilings,
• floor plans that have been altered after construction.

If there are significant doubts, it may be advisable to have a new measurement performed by an architect, an expert, or a specialized service provider.

What should sellers keep in mind?

Sellers should not copy area measurements from old documents without verifying them. A transparent presentation of living space, usable space, and other areas builds trust and reduces future disputes.

Particularly in the case of basements converted into living spaces or attics without clear approval, it should be clearly stated whether the space is classified as living space or usable space. Precise wording is better than a figure in square meters that is as high as possible but not verifiable.

Conclusion

Living area is more than just a simple square-meter figure. Ceiling height, intended use, permits, and the calculation method determine which areas may actually be included in the calculation.

Buyers should critically examine area specifications. Sellers benefit from comprehensible documentation and a transparent presentation. A professionally calculated living area can thus contribute to a confident purchase decision and a realistic property valuation.