An apartment in Turkey advertised as 120 m² does not necessarily offer 120 m² of interior space. Property listings may use net area or different gross measurements, some of which include annexes and a share of communal building areas. Without understanding these distinctions, buyers may compare properties that offer significantly different amounts of living space despite having identical advertised sizes. This guide explains how net and gross square metres are defined in Turkey, what each measurement includes and how to compare property sizes accurately.
What Do Net and Gross Square Metres Mean in Turkey?
Turkey’s Planned Areas Zoning Regulation (Planlı Alanlar İmar Yönetmeliği) defines area measurements for an independent section (bağımsız bölüm), such as an apartment or another separately owned unit. It distinguishes the clear internal floor area from measurements based on the unit’s outer boundaries, annexes and shared building space.
Net Area (Net m²)
The official net area (bağımsız bölüm net alanı) is the area between the walls, including internally connected rooms. Living rooms, bedrooms, kitchens, bathrooms and hallways contribute to the total. For a duplex or another unit extending over internally connected floors, qualifying areas on those floors are added together.
The regulation excludes columns; door and window thresholds; specified plaster allowances; utility, ventilation and waste shafts; light wells; lift and gallery voids; technical rooms; and space beneath stairs with less than 1.80 m of clear height. It also excludes balconies, open projections, ground and roof terraces, floor and roof gardens, annexes and shared building areas.
Net m² is the clearest measure of enclosed interior space and does not indicate the size of individual rooms or the amount of space allocated to circulation.
Gross Area (Gross m²)
Independent-section gross area (bağımsız bölüm brüt alanı) is measured within the unit’s outer contours, excluding specified voids such as shafts, light wells and gallery openings. Where a boundary separates the unit from another internal part of the building, it is measured at the midpoint of that wall. Areas across internally connected floors are counted together.
Unlike net area, this calculation uses the unit’s wider physical boundaries, including space occupied by walls. Gross area will therefore generally exceed the clear internal area, even without adding annexes or a share of communal facilities.
Different Types of Gross Area in Turkey
The regulation identifies three gross-area measurements:
- Bağımsız bölüm brüt alanı — independent-section gross area: the area within the unit’s defined outer boundaries, subject to regulatory exclusions.
- Bağımsız bölüm toplam brüt alanı — total independent-section gross area: the independent-section gross area plus the gross area of annexes belonging to the unit, if any.
- Bağımsız bölüm genel brüt alanı — general independent-section gross area: the total gross area plus the unit’s allocated share of common building areas.
In property listings, gross 120 m² may refer to any of these three measurements, so it is important to clarify which one is used.
How to Compare Property Sizes in Turkey
Compare Net Area and Interior Layout
Compare net m² alongside room dimensions. Two apartments with the same net area may have different-sized rooms, particularly when more space is allocated to corridors or internal staircases. For duplexes, check the layout on each floor.
Consider Balconies, Terraces and Other Spaces Separately
Assess balconies, open terraces, storage rooms and other annexes separately from the net interior area. For villas, distinguish the size of the house from the land plot, as these measurements describe different spaces.
Clarify the Advertised Area With the Real Estate Agent
Ask for the net and gross m² of the specific unit, clarify which gross measurement is used and request a dimensioned floor plan. There is no universal gross-to-net conversion percentage, so comparisons should rely on the actual figures, not estimated deductions.
Practical Example: Comparing Two Apartments Advertised as 120 m²
Consider two apartments advertised at 120 m² but measured differently.
| Measurement | Apartment A | Apartment B |
| Advertised area | 120 m² | 120 m² |
| Area measurement | Independent-section gross | General gross |
| Net interior area | 101 m² | 88 m² |
Apartment A's advertised area refers to the unit itself, while Apartment B's includes an allocated share of common building areas and any applicable annexes. Despite identical advertised sizes, Apartment A provides 13 m² more net interior space.
* These figures are illustrative and do not represent standard gross-to-net ratios.
Buying Property in Turkey with TERRA Real Estate
Accurate property measurements are essential when comparing apartments and villas in Turkey, particularly when advertised areas are calculated differently. Clear specifications help establish how much interior space a property offers and which additional areas are included.
TERRA Real Estate has been assisting international buyers of property in Turkey since 2004. We help clients find suitable properties, compare available options, clarify property specifications, arrange viewings, coordinate legal and document checks, and guide the purchase process through to completion.
TERRA Real Estate® is an authorized real estate agency operating since 2004 and holds the Authorisation Certificate for Real Estate Trading, issued and approved by the Turkish Ministry of Trade.