Gross (brüt) and net (net) area are the two ways a flat’s size is stated in Turkey. Net area is the usable floor space inside the flat; gross area adds the walls and a share of the building’s common parts – stairwells, corridors and sometimes balconies and other shared spaces.
How gross and net differ
| Net | Gross (brüt) | |
|---|---|---|
| What it includes | rooms, kitchen, bathrooms, internal hallway | net area + walls + a share of stairs, corridors, sometimes balconies and shared rooms |
| Why it matters | how much space you actually get | how properties are often presented in adverts and plans |
In new complexes, the difference between gross and net is often 15–30%. As a rule, the more common areas and facilities a building has, the wider the gap.
Which figure appears in listings
Sellers and developers frequently advertise the gross figure: it is larger and looks more attractive. That is not misleading in itself, but if you do not ask which area is meant, you can misjudge both the size of the flat and the price per square metre. Check which area appears in the plans and on the title deed using the documents for that specific property.
Comparing price per square metre
Price per square metre is only meaningful when you compare like with like. A hypothetical example: two flats cost the same; one is advertised at 100 m² gross, the other at 85 m² net. If the first has around 80 m² net, the second is actually the larger home, even though the listings suggest otherwise.
So when you look at market data – including our overview of property prices in Alanya – always check which area the price is based on.
What to check before buying
- Ask for both figures, gross and net, and what the gross figure includes.
- Check the area against the plans and the property documents.
- Compare layouts not just by code, such as 2+1 or 3+1, but by net area.
- Bear in mind that some costs depend on floor area – for example, DASK earthquake insurance.
How we help
In our shortlists we state which area is quoted and convert prices per square metre to a comparable basis, so clients compare properties fairly. Browse listings with floor areas in our catalogue.