Net vs Gross Apartment Size in Istanbul

How to read floor plans and compare the space you can actually use

When comparing apartments in Istanbul, ask for the net interior area, a dimensioned floor plan and a breakdown of the advertised gross area. A listing that says 120 m² may include more than the rooms inside the apartment. Two properties with the same advertised size can offer different amounts of interior space and work very differently for the same household.

Use net area to compare interior size, then look at room dimensions and the features you will use, such as a balcony or storage room. If the listing and the plan give different figures, ask the seller to explain the difference in writing before relying on either number. You may also find our guide to urban transformation areas helpful when comparing newer projects.

What Does Net Apartment Area Mean in Türkiye?

Net area (net alan) is the starting point for understanding how much space is inside the apartment. Article 4 of Türkiye’s Planned Areas Zoning Regulation defines the net area of an independent unit using the clear space between the walls, subject to specified exclusions. Open balconies, open terraces, common areas and separately classified annexes are excluded from that definition.

Ask for the net figure in writing and have outdoor space listed separately. A balcony can be a valuable part of a home, especially if it is wide enough for a table, but keeping its size separate lets you compare interior layouts on the same basis.

What Does Gross Apartment Area Include?

Gross area (brüt alan) can refer to different measurements. The regulation distinguishes between the gross area of the independent unit, total gross area including its annexes, and general gross area that also includes the unit’s allocated share of common areas. A property listing may simply display “gross m²” without specifying which figure it uses.

Ask the agent or developer which gross figure is advertised. Request a written breakdown showing the apartment area, any annexes and any share of common space included in the number. If a storage room or parking space is advertised, ask where it appears in the documents and how it is allocated to the apartment.

Why Two 120 m² Apartments Can Feel Different

Imagine two apartments listed at 120 m² gross. Apartment A has 88 m² of net interior area, while Apartment B has 78 m². At the same asking price of €240,000, both are €2,000 per advertised gross square metre. On a net basis, Apartment A is about €2,727 per m² and Apartment B about €3,077 per m².

These are illustrative figures. The net calculation helps you see how much interior space the asking price buys. Apartment B could still suit you better if it has a more useful layout or an outdoor area you will use regularly. Compare those features separately so you can see what you are paying for.

How to Read an Istanbul Apartment Floor Plan

Check Room Widths and Furniture Clearances

A 2+1 layout describes two rooms plus a living room. The label gives no dimensions. Ask for clear room widths and lengths, then test them against the furniture you use. A bedroom may fit a double bed on paper but leave too little room to open the wardrobe or walk past the bed.

In the living room, check where a sofa and dining table would sit and whether the main route to the balcony cuts through that arrangement. Look at door swings and built-in cupboards. These details often matter more to daily use than an extra square metre in the hallway.

Compare Circulation Storage and Daylight

Look at how much of the floor plan is used for circulation. A compact entrance can free space for the living room, while a wider hall may be useful if it provides storage or separates bedrooms from the main living area. Check what each part of the layout does for your household.

Ask which way the living room and bedrooms face, then inspect what is in front of those windows. A plan shows where the windows are. A viewing helps you see whether neighbouring buildings affect daylight, outlook or privacy.

Match the Plan to the Exact Unit

Confirm the building block, floor and apartment number on the plan. Developers may use one brochure layout to illustrate several similar units. A mirrored plan, a column or a different window position can change how you furnish the apartment.

If the apartment is completed, compare the drawing with the rooms you see and measure any space that matters to your decision. If it is under construction, ask for the unit-specific plan, the written area schedule and the terms that apply if the delivered dimensions differ from the agreed documents.

Floor Plan Checklist Before You Buy

• Request the net interior figure and ask how the advertised gross area is calculated.
• Record balcony, terrace and separately allocated storage areas on their own lines.
• Confirm that the floor plan matches the block, floor and apartment you are considering.
• Check bedroom widths, furniture clearances, window positions and storage.
• Calculate asking price per net square metre using the same basis for every property.
• Ask for written clarification if the listing, plan and contract give different figures.

Frequently Asked Questions

Does net apartment area include the balcony in Türkiye?

Under the definition in Article 4 of the Planned Areas Zoning Regulation, open balconies are excluded from the net area of the independent unit. Ask for the balcony and net interior measurements separately when comparing listings.

What does general gross area mean?

It includes the total gross area of the independent unit plus its allocated share of common areas. Ask which components make up the figure shown in the listing.

Is there a fixed percentage difference between net and gross area?

There is no reliable percentage to apply across listings. Different building layouts, annexes and gross measurement bases can produce different gaps. Request both figures for each apartment.

Can a smaller apartment have a better layout?

Yes. A smaller apartment can work better for your household if it has wider rooms, fewer awkward corners or more usable storage. Check the room dimensions against your furniture and routines.

Should I compare prices per net or gross square metre?

Use price per net square metre to compare the cost of interior space. Then assess balconies, storage, building features and location separately. Use the same area basis for all properties in the comparison.

Compare Istanbul Apartments with Best House Turkey

Share the apartments you are considering and tell us what you need from the space. Best House Turkey can help you request unit-specific plans and compare layouts before arranging viewings.

You can browse ready properties in Istanbul or contact Best House Turkey with your shortlist.

Official Source

Planned Areas Zoning Regulation, Article 4 — ask your lawyer for the current official text in Turkish and how it applies to your purchase.