How to calculate the surface area of real estate in Dubai
When investing inreal estate in the United Arab Emirates, understanding how surface areas are calculated is essential. Unlike in some countries, the calculation method may include elements that are not always obvious to international buyers. This article explains how surface areas are calculated in this region, to help you better evaluate your investment.
1. Gross Area vs. Net Area
The calculation of property surface areas in the United Arab Emirates is based on two main concepts: gross surface area and net surface area.
1.1 Gross area
- The gross surface area includes all property-related spaces, including walls, balconies, and sometimes part of the common areas (such as shared corridors or lobbies in apartment buildings).
- This calculation method is commonly used in real estate advertisements to highlight a larger surface area.
- Example: An apartment advertised with a gross floor area of 120 m² may include 100 m² of living space and 20 m² of balconies or other shared spaces.
1.2 Net area
- The net surface area corresponds to the usable space inside the property, excluding walls, balconies and common areas.
- It gives a more precise vision of the space actually available for living.
- Example: An apartment with a gross surface area of 120 m² can have a net surface area of only 90 m².
2. What elements are included in the calculation of surface areas in the United Arab Emirates?
Property developers in the Emirates often include specific elements in the calculation of gross floor area. Here is a list of frequently included elements:
1. Balconies and terraces: These are generally included in the gross surface area.
2. Shared common areas: In buildings, a proportion of common areas may be added to the gross floor area.
3. Exterior walls: The perimeter walls of the apartment or villa can be included in the calculation.
4. Parking spaces: In some cases, parking spaces allocated to the property may be mentioned as part of the overall surface area (without being explicitly included in the final figure).
3. Differences from other countries
The way real estate is calculated in the United Arab Emirates often differs from that in other countries. Here are the main distinctions:
- In Europe: Only net living area is generally taken into account, excluding balconies, walls and common areas.
- United States: Surface areas often include exterior walls, but common spaces are rarely counted.
- In the Emirates: The approach is more inclusive, which may surprise foreign investors who discover that the advertised surface area does not always correspond to the living space.
4. Why the different calculations?
The calculation method in the Emirates is influenced by several factors:
- Marketing appeal: Highlighting gross surface area makes properties more attractive on paper.
- Local standards: Design rules are defined by authorities such as the Dubai Land Department (DLD), but allow developers a certain amount of flexibility.
- Developer variation: Some developers may adopt different practices for calculating surface areas, which means you need to check the details before you buy.
5. How can I find out the true surface area of a property?
To avoid unpleasant surprises, here are a few tips:
5.1 Check contract details
- Ask whether the area indicated is gross or net.
- Check whether balconies, terraces and common areas are included in the calculation.
5.2 Ask the developer or real estate agent questions
- Ask for a clear breakdown of surface area (living space, balconies, common areas).
- Make sure you understand exactly what the advertised surface area covers.
5.3 Consult official plans
- Building plans approved by the Dubai Land Department or other local authorities often offer greater transparency.
6. Importance of the Dubai Land Department (DLD)
The Dubai Land Department is the official body regulating real estate in Dubai. It ensures that developers comply with certain standards, including those relating to the calculation of surface areas.
- When a property is registered, the surface areas are checked and validated by the DLD.
- It is also possible to consult the DLD archives for specific information on a property.
7. Conclusion: Understand before you invest
Investing in real estate in the United Arab Emirates offers unique opportunities, but it's crucial to understand how acreage is calculated to properly value your investment.
- Gross area: Larger, but includes elements that are not always usable.
- Net area: Reflects actual living space, but may be less than advertised.
Take the time to ask the right questions, consult the official plans and surround yourself with professionals to avoid any confusion. Dubai Immo, real estate experts in Dubai, can accompany you in your project and help you make an informed choice.
Guillaume Giroux, Dubai Immo founder and real estate expert, Dubai, UAE
As founder of the Dubai Immo Group and a real estate investor, I bring you daily updates on the Dubai market. My aim is to provide you with all the keys you need to invest wisely and securely, by sharing my in-depth analysis and strategic advice.
