Two property listings can state the same number of square metres and still not mean the same thing. In Spain, listings use several kinds of floor area, so it is worth knowing which is which before you compare two apartments.

Where the terms come from. Order ECO/805/2003 of the Spanish Ministry of Economy (published in the official gazette, the BOE, article 4) defines the area concepts for the financial valuation of properties. An important clarification: this is a rule for valuations, not for listings. An advertiser may state the area differently, so the order’s concepts give you a point of reference, but they do not guarantee that a particular listing uses them.

Superficie útil, the usable floor area. According to the order, this is the floor surface within the perimeter marked by the inner face of the exterior boundary walls. The area taken up by fixed interior walls does not count, and neither do exterior spaces. In other words, an open terrace is not included in the usable floor area as defined this way.

Superficie construida sin partes comunes, the built area without common parts. According to the order, this is the usable floor area without deducting the area of the interior walls, and with the exterior walls added: street-facing façade walls at 100 percent, and walls shared with a neighbouring apartment or another part of the building at 50 percent. For this reason, this figure is larger than the usable floor area.

Superficie construida con partes comunes, the built area including common parts. According to the order, this is the previous figure plus the apartment’s proportionate share of the building’s common areas, according to its ownership share. This is the largest of the three.

What this means in practice. For the same apartment, the three figures can be three different values. According to the order, in a valuation report the exterior spaces belonging to the apartment (covered and uncovered terraces) must be shown in a separate table, but the text of the order does not say how a covered terrace counts towards the built area. This is worth asking about separately for each listing.

What to ask about a listing. Whether the stated square metres are usable floor area, built area without common parts, or area including common parts, and whether the terrace is included. We also ask our partner office this before presenting a listing.

What should you consider before deciding? Buying property abroad is a big decision, and there is no need to rush it. It is worth having a local lawyer review the contract and using a legal interpreter.

Next step. If the dimensions in a listing are unclear, ask us: we will guide you through the process step by step.

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