Balconies, terraces, and gardens: what's included in the square footage of an apartment in Turkey?

If you've ever searched for an apartment in Turkey, you've probably noticed that the advertised square footage is almost always larger than what you'll find inside. This isn't an error or an attempt to mislead buyers, but rather a consequence of three different methods of measuring square footage in Turkey. Gross square footage refers to the total area, including walls, balconies, and the share of common areas within the complex, while net square footage represents the net area. The discrepancy typically ranges from 15 to 30%, so the advertised 160 square meters may actually contain around 125 square meters of usable space. Below, we'll discuss how square footage is calculated in Turkey, which areas are included in gross and net square footage, and where to find the exact figures.

Three area measures to distinguish

Let's start with the terms, because this is where the confusion arises.

Gross area is the total area of an apartment in Turkey. It includes everything located within the apartment's outer perimeter: living rooms, kitchen, bathrooms, interior partitions, load-bearing columns, balconies, and terraces. The owner's share of the building's common areas, such as the lobby, elevators, stairwells, parking, and sometimes utility rooms, is also included. Therefore, the gross area is always significantly greater than what you can measure with a tape measure.

Net alan (usable area) is the area between walls. It's calculated based on the interior wall surfaces and answers a common question: what's the layout of an apartment in Turkey and how much living space will it have? The calculation is based on the süpürme alanı (the area between walls, excluding openings). Columns, ventilation shafts, waste ducts, and utility spaces are not included in the net area.

The square footage ( meters) is the seller's listing. There's no specific unit of measurement for this term: in most Turkish projects, it's understood as gross. Therefore, when comparing two listings, it's important to first clarify the actual figure being used.

The gap between these figures varies across buildings. The larger the complex, the more amenities it has—swimming pools, fitness centers, lobbies, and underground parking—the more significant the share allocated to each apartment.

The difference between gross and net area, ranging from 15% to 30%, is given as a market benchmark and depends on the specific project: the more common areas and infrastructure it includes, the wider the gap. Balconies and terraces are not included in the net area according to the regulatory definition, but the practice of specifying area in listings is not standardized, so it is always worth confirming the figure.

Balconies and terraces: are they included in the apartment area?

According to the regulatory definition, open overhangs, balconies, and ground-level and roof terraces are excluded from usable area. A balcony is defined as a structure with at least one open exterior side that is separated from a room or kitchen. Such areas are included in the gross floor area, and it is precisely because of them that the gap between the figures widens.

Open areas are separately regulated when calculating the emsal. Emsal (kat alanı katsayısı, KAKS) is a coefficient showing the ratio of the total area of all floors of a building to the area of the plot; it determines the volume of development permitted on a specific plot. According to Article 22 of the Building Code, open projections are not included in the floor area, and balconies that meet the conditions for open projection are not included within the 20% net area of an independent unit; the sum of all such exclusions for a plot is limited to 30%. Permanent glazing changes the picture: a balcony becomes a closed space, no longer meets the conditions for open projection, and the calculation is based on a different approach.

A penthouse terrace is a special case. In some properties, it's comparable in area to the apartment itself, and if you calculate the price per square meter based on the total figure, the offer appears better than it actually is: you're paying for the living space, but a significant portion of that space is dedicated to the outdoor area. In the floor plan, the balcony and terrace are listed separately, with their respective area values, and without these values, it's difficult to determine whether the outdoor areas are included in the listing figure.

Ground Floor Garden: Ownership or Right of Use

Ground-floor apartments are often sold "with a private garden," and this term can conceal different legal concepts. In the first case, the garden is registered as an eklenti, or annex to an independent unit: the area is assigned to a specific apartment and transfers to the new owner along with it. In the second case, the plot remains part of the building's common areas, and the owner is granted the right to use it.

Foreigners wishing to buy an apartment in Alanya should first determine whether the garden is listed as an eklenti in the design documentation and contract and how it is described in the list of independent units. The garden is typically not reflected in the apartment's square footage: it is located outside the independent unit and is listed separately.

What is written in the TAPU and where to find the actual figures

A TAPU (title deed) doesn't answer the question of square footage. It specifies the unit number, the purpose of the property, and the "arsa payı," the share of the land.

The registered area (Tapu Metrekaresi) of an apartment is indicated in the new-style TAPU; it's not included in the old-style certificates. But even where a figure is present, it shouldn't be used as a basis for appraising the apartment: most often, it reflects the share of the land assigned to the property and its contribution to the building's infrastructure. A more accurate picture is provided by the project's floor plan, where the dimensions of each room are indicated in centimeters.

What to request and check before the transaction:

• floor plan of the apartment with room dimensions in centimeters;
• what area is mentioned in the contract: gross or net;
• separately indicated areas of the balcony and terrace;
• private garden status if the apartment is on the ground floor;
• calculation of the net price per meter for each compared object.

How does this affect price and liquidity?

Displaying the gross area in an ad is more profitable, and this is not a violation: there is no single mandatory standard in Turkey. The difficulty lies elsewhere: two projects with the same figure may yield different usable area, so comparing the gross area is inaccurate. Recalculate the net price per square meter, and the picture may change. For example, an apartment priced at €180,000 with 160 m² gross and 125 m² net costs €1,440 per usable square meter, while an apartment priced at €175,000 with 155 m² gross and 118 m² net costs €1,483. The second property appears cheaper in the ad, but turns out to be more expensive when recalculated.

The same logic applies to liquidity: an apartment with a high net value but the same gross area sells and rents more easily because the buyer and tenant evaluate the layout, not the share in the complex.

New Level Group is a developer in Alanya with projects in Avsallar, Incekum, the city center, Oba, and Mahmutlar. The company offers high-quality and marketable new-build properties in Alanya for any purpose: residential, rental, vacation rental, residence permit, and Turkish citizenship. We provide separate documentation for each apartment, detailing the gross and net value, along with balcony and terrace area measurements, and floor plans with room dimensions are published on the project pages.