Usable space, living space and floor space: what is the difference?

Let’s start very simply. You will encounter these values in exposés, in advertisements, in every real estate search. That’s why it’s important to know the difference.

3 Surfaces you will often encounter:

1. Footprint
2. Useful area
3. Living space

The order is chosen specially. Because as you can see here, you come from the 1) floor space to the 2) usable space to the final 3) living space.

Tip. At the end of the article you will also find extra infographics, for clarification

Since there is still a simple “formula” for calculation on the Internet, here in quite simply explained.

Simply expressed as a “formula”:

• Floor area = usable area + circulation area (such as staircase) + functional area (such as boiler room)
• Usable area = Usable area (living area – basement – attic – …)
• Living space = living space (living room + bedroom + …)

Calculate step by step

Let’s look at the process again step by step:

Footprint: Step 1 + Definition

That is, the 1) floor area includes the entire usable area, as well as corridors and staircases (circulation area), and garbage or boiler room (functional area).

This includes all floor areas:

• Living space
• Attic, basement, garages and balconies
• Staircase, corridors, … (so-called traffic area)
• Garbage room, boiler room, … (so-called functional area)

This does not include:

• Plot

Calculate:

Floor area = usable area + circulation area (such as staircase) + functional area (such as boiler room)

Infographic:

Example: All built-up areas, covered areas and upper floors.

Usable area: Step 2 + Definition

After the floor area, consider the 2) usable area, that is, what can really be used in the house or apartment building (for condominiums).

These include, for example:

• Attic
• Basement
• Garages
• Storage rooms (outside the living space)
• Balconies

This no longer includes:

• Staircase, corridors, … (so-called traffic area)
• Garbage room, boiler room, … (so-called functional area)

Calculate:

Usable area = Usable area (living space, basement, attic, …)

Infographic:

Example: Staircase is part of the usable space.

Living space: step 3 + definition

Only then you come to the 3) living space. The living space then indicates the actual habitable space of the property.

Typically only includes:

• Living rooms (bedroom, kitchen, bathroom, living room, etc.)
• Balconies, loggias, terraces and roof gardens are counted at 25%, at most at 50% (§4 WoFlV)

Calculate:

Living space = living space (living room + bedroom + …)

Now you know the difference.

Infographic:

Example: Living room of a condominium.

Summary: Technical terms as infographics

Once again quickly summarized, the areas, simplified summary with infographic.

1. Total area (use + traffic + function)
   1. Traffic area (staircase, corridors in the house)
   2. Functional area (boiler room, garbage room, etc.)
2. Usable area (everything except traffic area / functional area)
3. Living space (usable space that is not occupied, example: cellar)

Total area / floor space in the house

Use + traffic + function give the total area.

Usable area in the house

Everything except traffic area / functional area results in the usable area.

Living space in the house

Usable space that is not occupied, example: basement, is called living space.

Living space for investors: Small apartments in A and B locations

As an investor, it is not only important to you to achieve a high rental return and avoid vacancies, but also to rent out your property quickly and easily. Therefore, you should select an optimal living space for this purpose.

Most important: High rental yield, no vacancy & fast leasing

Important: When buying a property as an investment, pay attention to the relation between the number of rooms and the living space. Example: A 120 m² apartment with 2 rooms is just as difficult to rent out as a 60 m² apartment with 5 rooms. Instead, apartments between 50 and 80 m² have proven themselves in the past. One-room apartments with a size of 20 to 40 m² in very good A and B locations are also profitable. These properties are particularly popular among singles, young professionals and students. The only disadvantage: a frequent change of tenants.

Here are our tips in summary:

1. Balanced relation between room and living space size
2. Apartments between 50 and 80 m²
3. One room apartments between 20 and 40 m²

Tip: Avoid vacancy with WG division

So apartments that are too large are difficult to rent out. Why? The target group for such apartments is simply smaller. If you already own such a larger apartment or are planning to buy one, then you can get around these difficulties by renting it out as a shared apartment. Although this entails a frequent change of tenants, it allows you to earn a more effective price per square meter.

You can now find more tips on the optimal property size in my guidebook on Immobilien-Erfahrung.de:

• Size of a property: living space (m²) when buying a condominium? (external)

Microapartments also make excellent investment properties:

Living space for owner-occupiers: high feel-good factor

Compared to capital investors, the subjective feel-good factor plays the biggest role for owner-occupants when choosing the right living space. Most owner-occupants tend to have more living space than necessary. However, keep in mind that a larger property also comes with a higher purchase price. Not to mention the high ancillary purchase costs!

Personal preference and goals are paramount!

Conclusion: How big should your property be?

This question depends on your investment strategy as well as on your individual goals. If you are buying a house or apartment as an investment, you should make sure that the number of rooms and the size of the living space match. In addition to 2-3 room apartments between 50 and 80 m², one-bedroom apartments in A and B locations have also proven successful. If you invest in a property as an owner-occupier, your personal well-being comes first.

If you want to learn even more on the subject of buying a property, whether owner-occupied or capital investment, numerous articles, guides on the subject of rented vs unrented, as well as checklists, all free and 24 hours online available, with us!

Apartment, house, apartment building, everything for real estate beginners!

Now new on Immobilien-Erfahrung.de:

• Buy property: learn – external