Geneva Apartments: Understanding the Different Surface Areas

Discover the difference between total surface and net living area when buying or selling an apartment in Geneva, and learn how each impacts property value.

Are you planning to buy or sell or buy an apartment in the canton of Geneva? If so, you will inevitably come across the terms “net living area” and “total surface.” But what do these measurements really mean? Which one is more accurate, and which best reflects the actual living space of your flat?

This article breaks down these key concepts to help you avoid confusion—and costly surprises—when buying or selling an apartment in Geneva.

What Does “Total Surface” Mean?

In Geneva, the total surface is the most common reference point when purchasing a new apartment. However, it is primarily a commercial term used for transactions and is the figure recorded with the notary. This measurement is determined by an official surveyor.

The total surface includes:

• The internal area of each room
• The space occupied by interior construction, such as walls, partitions, and technical ducts (for water, electricity, etc.)
• External walls (counted at 50% in the case of shared walls)

This figure corresponds to the division of ownership register and represents the overall size of the flat without breaking it down by rooms.

It’s also important to note that exterior areas—balconies, terraces, and even gardens—are included in the total surface as recorded in the register. Because this calculation accounts for non-usable spaces (like walls), the price per square meter of total surface is usually lower than that of the net living area.

What Is the Net Living Area?

The net living area is the standard reference used by real estate agents and is the basis for property valuations. Unlike the total surface, this measurement excludes construction elements such as walls or ducts.

In practice, the net living area counts only the space that can actually be used by the residents—where you can walk, place furniture, and live. It measures the floor area between the interior walls of each room.

Naturally, this results in a smaller figure compared to the total surface, since it doesn’t include wall thickness or technical space.

What About Exterior Spaces?

When valuing a flat, weighted exterior surfaces are also taken into account:

• Balconies: 50% of their surface
• Terraces: 33% of their surface
• Gardens: 10% of their surface

These adjustments ensure that outdoor spaces contribute fairly to the overall value of the apartment.

Why This Difference Matters

As a buyer or seller, understanding the distinction between total surface and net living area is essential. It directly affects the flat's price, valuation, and your perception of its true size.

If you’re unsure about the actual living space of your apartment, reach out to a real estate professional. They can verify the correct figures and provide clarity, helping you avoid unpleasant surprises and better understand the valuation during a sale.

Get a free online valuation in just a few clicks and find out the current value of your property today: https://acheteur.ch/en/property-valuation