Net Living Area: What It Is and How It Is Calculated
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In the context of a real estate sale in Switzerland, the size of a property is a major characteristic that can significantly influence the transaction amount. Although there is no legal obligation to indicate it, it is recommended to specify the living area in the sales listing. But how should it be determined, given the variations between cantons? Discover what net living area means and how it is calculated.
Living Area, Usable Area, or Weighted Area: How to Tell the Difference?
Before anything else, it is important to understand the distinctions between several closely related concepts in Swiss real estate:
- Living area refers to the total surface of all rooms suitable for habitation. A distinction must be made between gross living area, which includes internal and external walls, and net living area, which measures only the interior of the rooms. The latter is the most relevant, as it is used to determine the sale price of a property or the rent per square metre in a lease.
- Usable area includes all habitable spaces, also encompassing cellars, garages, and technical rooms.
- Weighted area considers the living area and the external or party walls, applying a weighting factor according to their thickness. Less common but more precise, this measurement helps determine a property’s value beyond its intrinsic features.
Good to Know
Swiss real estate listings often use the term “living area” without specifying whether it refers to gross or net. In case of uncertainty, it is advisable to contact the seller or the real estate professional handling the transaction.
Net Living Area: What Does It Include?
Let’s now take a closer look at net living area and what it covers. In practice, it includes all habitable rooms that are heated and meet specific criteria regarding volume, ceiling height, lighting, and ventilation. Although the exact composition varies from canton to canton, the following elements are generally included in the calculation:
- Rooms with a ceiling height of at least 1.80 metres, except for certain extensions such as mezzanines. For attics, this height must apply to at least half of the usable surface.
- Rooms with a minimum volume of 20 m³, with a minimum of 15 m³ per occupant for bedrooms.
- Rooms benefiting from natural daylight and ventilation. Windows must cover at least 1/8 of the floor area (and a minimum of 1 m²).
- Annexed spaces: bathrooms, separate toilets, walk-in wardrobes connected to a habitable room, or pantries.
- Fixed fittings, such as built-in kitchen units, fireplaces, internal staircases, and built-in storage (cupboards or wardrobes), which must be permanent and non-removable to be counted.
Good to Know
All spaces meeting these criteria are included in the net living area, including attics, lofts, mansards, mezzanines, basements, cellars, balconies, loggias, and verandas that have been converted.
How to Calculate Net Living Area
Once you know which spaces to include, the next step is to calculate the net living area. The most common method is to measure rooms between interior walls, including all habitable spaces: living room, bedrooms, kitchen, bathrooms, etc.
The notion of “habitable space” is based on ceiling height, volume, and comfort criteria mentioned above. Rooms that do not meet these criteria or that are unheated are excluded.
Example
An luxury apartment includes a 35 m² living room, three 20 m² bedrooms, a 15 m² kitchen, and two 5 m² bathrooms. The net living area is calculated as follows: 35 + 20 + 20 + 20 + 15 + 5 + 5 = 120 m².
Important: calculation must account for specific room features. For instance, attics are included only if the minimum ceiling height covers at least 50% of the usable surface. Additionally, the volume in cubic metres is counted from a height of 1.30 m under the ceiling or rafters.
Variations Depending on Swiss Cantons
The calculation of net living area is not standardised in Switzerland and may vary by canton. For example:
- Minimum ceiling height varies by canton, generally between 1.80 m and 2.20 m, though in many cantons (Geneva, Vaud, Valais, Neuchâtel, Jura, Fribourg, Bern…), the minimum is 2.40 m.
- In Valais, calculation is based on gross living area, including all surfaces and external/party walls weighted at 50%.
- Cantons like Fribourg, Neuchâtel, and Vaud use net sales area, calculated from net living area plus interior walls and weighted external areas, excluding external and party walls. Balconies are weighted at 50%, terraces at one-third.
Net living area is a key factor in Switzerland due to its impact on property value. However, it is essential to consider cantonal variations, which is why consulting a real estate professional is highly recommended for accurate calculation.
FAQ on Net Living Area in Switzerland
What is net living area?
Net living area corresponds to the indoor space effectively usable by occupants. It includes heated rooms meeting criteria for volume, ceiling height, lighting, and ventilation, excluding walls.
What is the difference between living area, usable area, and weighted area?
Net living area: only habitable indoor surfaces, excluding walls.
Usable area: includes living area plus cellars, garages, and technical rooms.
Weighted area: includes living area plus parts of external and party walls weighted by thickness.
Which spaces are included in net living area?
Rooms with minimum ceiling height of 1.80 m (2.40 m in some cantons)
Rooms with minimum volume of 20 m³ (15 m³ per occupant for bedrooms)
Rooms with natural daylight and ventilation (windows ≥ 1/8 of floor surface)
Annexed spaces: bathrooms, separate toilets, walk-in wardrobes, pantries
Fixed fittings: fitted kitchens, internal staircases, fireplaces, built-in cupboards
Which spaces are excluded?
Unheated rooms, spaces with insufficient ceiling height, certain attics or mezzanines, and cellars/garages (unless otherwise specified).
How to calculate net living area?
Measure the interior surface of all habitable rooms.
Example: 35 m² living room + 3 × 20 m² bedrooms + 15 m² kitchen + 2 × 5 m² bathrooms = 120 m² net living area.
Why is net living area important?
It is used to determine the sale price, calculate rent per m², and objectively compare properties
Are the rules the same across Switzerland?
No, each canton applies its own criteria:
Valais: based on gross area (including walls, weighted at 50%)
Vaud, Fribourg, Neuchâtel: net sales area, with balconies weighted at 50%, terraces at one-third
Some cantons: minimum ceiling height of 2.40 m instead of 1.80 m
How to ensure accurate calculation in a transaction?
It is recommended to consult a real estate professional or notary, who can apply cantonal rules and provide a reliable evaluation.
