Gross vs Net m²: How to Read a Floor Plan

Short answer: The difference between gross and net square meters is the difference between the figure in the listing and the area you will actually use inside the home. Net area is the usable floor area between the internal walls; gross area includes external and internal walls, columns, shafts, and sometimes a share of common areas such as stairs and corridors. In apartments, net area is often approximately %70–88 of the gross area.

This article has been prepared for those looking at off-plan apartments or villas in Northern Cyprus (TRNC) and wanting to read the floor plan they receive from the sales office correctly. We explain with examples what the “total area” stated in listings includes, how terraces are counted, how to compare two projects fairly by price per square meter, and which measurements you should have written into the contract.

What is the difference between gross and net square meters?

Net square meters are the area inside the home where you can lay a carpet; gross square meters also include the walls and structural elements surrounding that area. For the same apartment, there may be a difference ranging from a few square meters to dozens of square meters between the two figures; what determines the difference is what is included in the calculation.

In practice, you will encounter three different definitions:

• Net (usable) area: The total floor area between the wall surfaces of the rooms, kitchen, bathroom, and internal corridor. Balconies and terraces are usually stated separately.
• Gross area: The area measured from the outer face of the apartment’s external walls. Internal and external walls, columns inside the apartment, and utility shafts are included.
• Gross + common area share: The apartment’s share of common areas in the building, such as the staircase, elevator hall, and entrance lobby, is added to the gross area. This is the highest figure.

Unless it is stated which definition is being used, the phrase “95 m² 2+1” says very little on its own. In the same building, the same apartment may appear as 78 m² net in one listing and 102 m² “total” in another, and both may be technically correct.

How is square meterage calculated in TRNC listings?

There is no single measurement standard applied in sales listings in the TRNC; many projects present the enclosed area together with the terrace, balcony, and sometimes the roof terrace under the heading “total area.” For this reason, you should rely not on the listing figure but on the area table in the floor plan.

In listings aimed at British buyers, headings such as “internal area,” “covered area,” and “total area” are commonly used. Broadly speaking, internal refers to the net area, covered to the enclosed gross area, and total to the figure obtained by adding open areas to this. However, this usage also varies from project to project; ask the sales office to provide the definition of each heading in writing.

Some of the complaints received by the Akol Global after-sales team after handover are caused not by a defect, but by this difference in definition: the buyer assumed the figure in the listing was the net area, then found it smaller when measuring with a laser meter at handover. This is a misunderstanding that can be resolved with a table before signing.

How to read a floor plan

After distinguishing between gross and net square meters, to read a floor plan you first check the scale and area table, then the walls, openings, and orientation. Colorful plans in sales brochures are for marketing purposes; if possible, ask for a dimensioned plan taken from the approved architectural project. Follow this order:

1. Find the scale and unit of measurement. Architectural plans are usually at 1:100 or 1:50 scale; dimension lines may be in centimeters or meters. A plan without dimensions is insufficient for comparison.
2. Read the area table. If the net area of each room is stated separately, add them up and compare the total with the figure in the listing. If there is no table, request one.
3. Check wall thicknesses. Thick lines indicate load-bearing or external walls, while thin lines indicate partition walls. Load-bearing walls cannot be removed later.
4. Mark the columns. Shaded squares with infill are columns. A column in the middle of the living room or in front of the kitchen counter narrows the usable area more than the number suggests.
5. Check door swing directions and windows. Door arcs determine wardrobe and bed placement; window widths indicate light and ventilation.
6. Find the north arrow. In Cyprus, south- and west-facing façades get very hot in summer; the orientation of bedrooms and the terrace directly affects air-conditioning costs.
7. Ignore the furniture drawings. Furniture shown on plans is often drawn smaller than real dimensions. Place your own bed and sofa dimensions on the plan.
8. Ask where the installations are located. If the locations of the air-conditioning outdoor unit, water tank, solar panel, and boiler are not marked on the plan, you may lose part of the balcony or terrace.

How should terraces, balconies, and gardens be counted?

Terraces, balconies, and gardens should be stated as separate items and should not be added together with the enclosed area; the usage value of the same square meter is lower than that of enclosed space. Although a large terrace can be used like a living area in the Cyprus climate, its function is limited in winter, rain, and midday heat.

The distinctions you should pay attention to are:

• Covered and open balcony: A balcony covered by the slab of the floor above provides shade; an open terrace receives sun but may require a pergola or awning.
• Roof terrace: This is the item that increases the total area in penthouse and duplex listings. Stair access, waterproofing, and summer heat should be taken into account.
• Garden usage right: In ground-floor apartments, the garden is often not a separate property on the title deed, but a usage right. Ask how this is defined in the management plan.
• Land and construction area in villas: In villa listings, land area and construction area should not be confused. A 150 m² gross construction area on a 350 m² plot is one thing; a 150 m² net living area is another.

When making comparisons, a practical method is to include open areas in the calculation at a certain ratio of enclosed areas. In valuation practice, this coefficient is usually taken between 0,25–0,50; there is no single official ratio, and we use it here only as a comparison tool.

Sample calculation: comparing price per m² correctly

To compare two apartments correctly, you need to divide the price not by the total area in the listing, but by the net enclosed area or by an adjusted area where terraces are weighted with a coefficient. The two 2+1 apartments below are hypothetical and do not represent any project.

According to the listing, A appears cheaper because the 110 m² includes both the terrace and a common area share. It becomes clear that B is 7 m² larger in net enclosed area and, in the adjusted calculation, approximately 118 £ cheaper per square meter. If you will genuinely use the 24 m² terrace, A may still be preferable; but you will have made that choice knowingly, not by looking at an incorrect square meter price.

The same calculation also applies to rent. Long-term tenants and short-term guests look not at the total area in the listing, but at the spaciousness of the interior. To view apartment types in different regions side by side, you can compare the plans on the Akol projects page using the same method.

The relationship between common area share and maintenance fees

The common area share does not only increase the listing figure; in most residential complexes, it is also used to allocate maintenance fees and common expenses. An apartment sold based on gross plus common area may also receive a share of the maintenance fee based on the same larger figure.

In projects with extensive site facilities (pool, gym, landscaping, reception), the common area share will be higher. This is not a bad thing, but you need to separate it when evaluating the square meter price and maintenance fee. Ask the sales office these two questions: what is the maintenance fee allocated according to, and how many square meters is the area taken as the basis for calculating my apartment? You can also see how maintenance fees and common expenses are managed after handover on Akol Global’s rental and property management page.

How should square meterage be written in the contract?

The contract should state the net enclosed area, gross area, terrace and balcony areas separately, and the approved floor plan should be signed as an appendix together with its dimensions. A single “total area” figure leaves any difference at handover open to dispute.

Points to look for in the contract regarding measurements:

• Which definition is used to measure each type of area (from the inner surface, from the centerline of the wall, or from the outer face).
• The acceptable margin of deviation. Small differences are inevitable in construction; a reasonable tolerance (e.g. %2–3) and a price adjustment or right of termination for differences exceeding this can be written in.
• That the locations of windows, doors, and columns in the floor plan are contractual appendices and cannot be changed without approval.
• Where equipment such as the air-conditioning outdoor unit, storage unit, and solar energy system will be placed.

For where these items fit within the general contract checklist, see our article on what should be included in an off-plan home contract, and for measurement and inspection on handover day, see our new home handover checklist guide. It is also possible to check whether the floor plan matches the approved project from the file at the municipality. All the steps of buying off-plan are covered in our main guide to buying off-plan property in Cyprus.

Frequently asked questions

How much difference is there between gross and net square meters?

The difference between gross and net square meters varies by project. In apartments, the net area is generally approximately %80–88 of the gross covered area. If the common area share has also been added to the gross figure, the ratio may fall to %70–80. The number of columns, wall thickness, corridor design, and the size of site facilities determine the difference. For the exact figure, request the room-by-room area table in the floor plan and compare the total with the figure in the listing.

Is the terrace included in the square meterage stated in the listing?

In the TRNC, often yes. Many listings add the terrace, balcony, and sometimes the roof terrace together with the enclosed area under the heading “total area.” This is not misleading in itself, but it makes comparison more difficult. Ask the sales office to provide the net enclosed area, gross area, and open areas separately in writing; this allows you to compare different projects using the same measurement.

Which area should I use to calculate the price per square meter?

The fairest comparison is made based on net enclosed area; the gross figure also includes walls and common area share, so it is inconsistent between apartments. If the terrace matters to you, you can calculate an adjusted area by adding open areas with a coefficient between 0,25–0,50. The important point is to use the same method for all apartments you compare; a price divided by the total area in the listing mixes different definitions.

What happens if the apartment is smaller at handover than stated on the plan?

Your rights are determined by your contract; this is why it is important for gross and net square meter values to be written separately. If the contract states the measurement method, tolerance margin, and a price reduction or right of termination for differences exceeding this, you can request these. If only a single total area is written, proving the difference becomes more difficult. Record the measurement in the handover report on handover day and seek an opinion from a lawyer.

Is the furniture in the floor plan drawn to real scale?

Not always. In marketing plans, furniture is often drawn smaller than real dimensions and makes the room appear more spacious than it is. Place your own bed, wardrobe, and sofa dimensions on the scaled plan. Also take door openings, window fronts, and column projections into account; with this method, especially in small bedrooms, you can see whether a double bed and wardrobe will fit together.

Does the common area share affect maintenance fees?

In most residential complexes, it does. Maintenance fees and common expenses are generally allocated according to the area share of the apartments; a large figure calculated based on gross plus common area can also increase your maintenance fee. Therefore, make the square meter comparison together with the maintenance fee. Ask the sales office in writing which area the maintenance fee is allocated according to and which area of your apartment is taken as the basis for the calculation.

To review the floor plans and area tables of Akol projects, contact us.

This article is for informational purposes only; it does not replace legal, tax, or financial advice. Last updated: October 2026.