Understanding area coefficients in real estate – What do buyers in Croatia need to know?

When buying a property in Croatia, you will often come across terms such as net area, gross area and usable area coefficient. But what do these terms actually mean? How is the actual usable area of ​​an apartment or house calculated? This guide will help you understand how real estate areas are determined and what you should pay attention to when buying, especially when you have different listed areas on ads for the same property.

What are gross and net area?

When analyzing real estate, two main terms are often mentioned:
✔ Gross area – This is the total area of ​​the property, including all walls, terraces, loggias and other external parts.
✔ Net area (Living area) – This is the actual internal area of ​​the space where you can stay, i.e. without the thickness of the external walls. It can include loggias, terraces and basements if they are arranged for everyday use.

How is usable area calculated?

According to the Regulation on the method of calculating area and volume in building design, different spaces in an apartment or house are not treated equally. Each part of the space has a certain coefficient that affects the final calculation area of ​​the property.

Type of space

Coefficient

Indoor heated space

1,00

Loggia

0,75

Covered terrace

0,50

Uncovered terrace

0,25

Balcony

0,25

Basement (if not for living)

0,20

Garage

0,70

Parking

0,20

Coefficients according to ceiling height:

Room height

Coefficient

More than 2.4 m

1,00

Between 2.2 m and 2.4 m

0,90

Between 1.4 m and 2.2 m

0,50

Less than 1.4 m

0,00

For example, if you have an 80 m² apartment with an 8 m² loggia and a 10 m² covered terrace, the total usable area is calculated as follows:

  • 80 m² (interior area × 1.00) = 80 m²
  • 8 m² (loggia × 0.75) = 6 m²
  • 10 m² (covered terrace × 0.50) = 5 m²

➡ Total usable area: 91 m²

In this way, properties with large balconies or terraces can have larger calculation areas than you would expect at first glance.

 

Why is this important for buyers?

✔ Understanding the true value of a property – When comparing apartments, it is important to know that two apartments of the same gross area can have different usable area, depending on the layout and presence of outdoor spaces.

✔ More accurate price estimates per square meter – If a property is sold as "120 m²", but includes many terraces and loggias, the actual usable area may be significantly smaller.

✔ Better understanding of the project before buying – If you are buying an apartment in a new building, ask how the area is calculated and what is included in it.

✔ Negotiating power – If you notice that the seller used the gross area to calculate the price, you can negotiate based on the actual usable area.

 

Advice for buyers: What to look for?

📌 Always check how the area of ​​the property is calculated – Ask for a floor plan and see how balconies, terraces and other additions are defined.

📌 Don't rely only on the advertisement – ​​Sometimes sellers show the total gross area without calculating the coefficients.

📌 Look for official data – If it’s an apartment, you should check the floor plan, and if the property is in a new building, the investor should have a detailed calculation of the usable area.

📌 Watch out for attic apartments – Areas with sloping roofs often have a smaller actual usable area because parts below 1.4 m in height are not included in the full calculation.

📌 Consult an agent – ​​If you’re not sure how the area is calculated, an experienced agent can help you analyze the data and avoid potential pitfalls.

 

Conclusion

Buying a property is a big decision, and understanding the area coefficients can help you make an informed decision and avoid unpleasant surprises after the purchase. Correctly interpreting the areas ensures that you get exactly what you pay for.
If you’re looking for expert advice when buying or selling a property, contact us – we’ll be happy to help you find the best property for you! 🏡😊