Calculating Living Space for Sales or Rentals
The square meter count is one of the most important metrics for any property. Whether you’re:
- Selling your property and need a valuation,
- Renting out a home or apartment and setting the rent price, or
- Planning a renovation or new construction as a homeowner,
…you will always need to provide space measurements in some form.
Calculating living space can be complex and isn’t always straightforward. This is partly because there are two different standards that lead to different space measurements.
In this article, we’ll explain terms like net living area, primary usable area, secondary usable area, outdoor area, and ground area, and how they are calculated.
What Is Living Space?
In Switzerland, there is no single standardized method for calculating living space. Instead, there are two main standards:
- Primary usable area, as defined by SIA Standard 416.
- Net living area, as per the Housing Evaluation System (WBS) of the Federal Housing Office.
These two definitions are largely similar but differ in certain aspects, which we’ll clarify below.
Primary Usable Area
The primary usable area refers to the total area of all rooms in a property. This includes spaces occupied by bathtubs, kitchen appliances, and built-in cabinets. However, cellars, attics, and garages are not included. Similarly, balconies and terraces are also excluded from the primary usable area.
Net Living Area
The net living area includes all walkable and usable floor areas within a property, with a ceiling height of at least 1.5 meters. Rooms must be heated and suitable for year-round living. Storage rooms and pantries also count toward the net living area.
Differences Between Primary Usable Area and Net Living Area
There are two key differences between these two measurement methods:
- Storage Rooms and Pantries: Heated storage rooms and pantries are included in the net living area but not in the primary usable area.
- Minimum Height: According to the WBS, rooms with a minimum ceiling height of 1.5 meters can be fully included in the net living area.
Net vs. Gross Measurements
- Net Measurements: Exclude wall thicknesses from the calculation.
- Gross Measurements: Include wall thicknesses.
What Does Not Count as Living Space?
Rooms that do not serve as living spaces are excluded from the living space calculation. These include:
- Unheated rooms.
- Balconies, terraces, and outdoor areas.
- Garages.
- Attic or cellar compartments.
Other Types of Space Measurements
Secondary Usable Area
Secondary usable areas complement the primary usable area. Together, these two measurements form the total usable area. Examples of secondary usable areas, according to SIA Standard 416, include:
- Laundry rooms.
- Attics and cellars.
- Storage rooms.
- Bomb shelters.
- Trash storage rooms.
Outdoor Area
Outdoor areas include balconies, terraces, outdoor parking spaces, and gardens. However, whether a conservatory counts as an outdoor or living space depends on its usability. If it is heated and suitable for year-round living, it is considered part of the living space rather than the outdoor area.
Ground Area
The ground area refers to the area defined by the outer dimensions of the building—the space the building occupies on the land.
Property Area
The property area refers to the total area of the land, as defined by its boundaries. This is recorded in the land registry.
Why Accurate Living Space Calculations Matter
When selling or renting out a property, the price per square meter is a crucial metric. To accurately assess a property’s value or set an appropriate rent price, you need precise square meter measurements. The correct calculation of living space plays a critical role in ensuring your property is neither over- nor undervalued.
