Buying processSeries: Buying in Turkey: step by step · Part 1 of 12

Net or gross? How to read property sizes in Turkish listings

Net area, three types of gross area, balconies and plots: what the square-metre figure in a Turkish listing really covers and how to compare homes fairly.

Published on 19 October 20265 min read

3D floor plan of an apartment on architectural drawings

Contents

Key points

A listing that says "120 m²" does not tell you how much indoor space you will actually live in.
Turkish rules separate net area from three different kinds of gross area.
Balconies, terraces, gardens, storage rooms and land are not part of net indoor area.
There is no fixed gross-to-net ratio, so always ask for the real measurements.
Compare price per m² only when both figures use the same type of area.

One number, several meanings

When you browse apartments and villas on the Turkish Riviera, the size in the headline is usually the first thing you compare. It is also the easiest figure to misread. The number may describe the net area, or it may be one of several gross measurements that include walls, attached storage or a share of the building's common parts. Two homes that look identical in the advert can therefore offer quite different living space.

This matters around Side and Manavgat in particular, where many homes sit in residential complexes with pools, gardens and shared stairwells. Browse our residences to see the kind of complexes typical for the area.

Net area explained

Net area (Turkish: bağımsız bölüm net alanı) is the interior area of a unit, calculated within the limits set by the regulations. It essentially covers living rooms, bedrooms, the kitchen, bathrooms and WCs, inner hallways and the entrance, plus correctly calculated areas on internally connected floors.

What it leaves out: the space taken up by walls, columns, certain service and ventilation shafts, lift shafts and other areas listed in the regulations. Balconies, open projections, ground and roof terraces, garden areas and annexes belonging to the unit are excluded as well.

Net area is the best single figure for enclosed living space, but it does not show how practical the layout is.

The three gross areas

Gross area (brüt m²) is measured from the boundaries of the unit and may include walls, which is why it is usually larger than net area. In Turkish listings, however, "gross" can mean different things. The Zoning Regulation for Planned Areas (Planlı Alanlar İmar Yönetmeliği) defines three versions:

Unit gross area (bağımsız bölüm brüt alanı) – based on the outer boundaries of the unit, walls included, with the openings named in the regulation excluded.
Unit total gross area (bağımsız bölüm toplam brüt alanı) – unit gross area plus the gross area of any annexes that belong to it, such as a storage room.
Unit general gross area (bağımsız bölüm genel brüt alanı) – total gross area plus the unit's share of common areas such as staircases and corridors.

So a listing that only says "120 m² gross" does not reveal which of the three is meant.

Floor plan being checked with pencil and calculator

Worked example: same headline, different homes

Picture two apartments, both advertised at 120 m². For Apartment A the figure is the unit gross area; for Apartment B it is the general gross area. A has 101 m² of net indoor space, B has 88 m².

Despite the identical headline, A gives you 13 m² more room inside. B's figure includes its share of the common areas and possibly annexes.

These figures only illustrate the method. They do not represent a standard gross-to-net ratio for Turkey – no such fixed ratio exists, because walls, layout, annexes and the type of gross area all change the result.

Keep balconies, terraces and land separate

Outdoor space is often what makes a holiday home special, so list it on its own:

Balcony and terrace – a separate figure, not part of net indoor area.
Garden – the garden belonging to the home is not living space.
Storage and other annexes – ask for their size separately.
Villa plots – a villa on a 150 m² plot does not have 150 m² of enclosed space; plot and building are different measurements.

Layout matters as much as size

Two homes with the same net area can live very differently. Check the dimensions of the living room and bedrooms, how much space corridors take up, where the kitchen and bathrooms sit, how each level of a duplex is used, and whether your furniture will fit. Ask for a dimensioned floor plan and check what the Tapu (title deed), the architectural project and other available documents actually refer to.

Comparing price per square metre

Use one formula: price per m² = sale price ÷ area used. An apartment priced at 6,000,000 TL with 100 m² net indoor area costs 60,000 TL per net square metre. Using a gross figure for the same price gives a different result, so compare net with net and gross with gross. Even then, location, building, views, outdoor space and condition decide whether a property is really good value.