Floor area of a home: usable floor area, measuring guidelines and the BAG

Usable living area (gebruiksoppervlakte wonen)

Property listings usually state the usable living area (gebruiksoppervlakte wonen). This is the area of the rooms used for living, measured within the external walls, in accordance with NEN 2580 (the Dutch measurement standard). Walls between rooms are included, but parts with a low ceiling height are not: under a sloping roof, only the part where the height is at least 1.50 metres counts.

• Included: living room, kitchen, bedrooms, bathroom, hallway, landing and a fixed staircase to a usable attic.
• Counted separately (other internal space): for example, an internal storage room or an attic without a fixed staircase.
• Counted separately (building-related outdoor space): balcony, roof terrace and loggia.
• Counted separately (external storage space): a shed or storeroom outside the home.

The estate agents' measuring guidelines

To make listings easier to compare, estate agents have used industry-wide measuring guidelines (meetinstructie) since 2015, based on NEN 2580. This means every home is measured in the same way, using the same categories. A small measuring deviation is allowed, but large differences from other sources are a reason to ask further questions.

If you want certainty, ask whether there is a measurement report from a certified measuring company. The purchase agreement often states that the dimensions given are indicative; as a result, it can be difficult to claim compensation afterwards for a significant deviation.

The floor area in the BAG

The Basisregistratie Adressen en Gebouwen (BAG, the national register of addresses and buildings) records a usable floor area (gebruiksoppervlakte) for every residential or other unit (verblijfsobject). This is registered by the municipality, often based on construction drawings from the permit. See what is the BAG.

• The BAG floor area is the usable floor area of the entire unit. It may include spaces that are listed separately in a listing, such as an internal storage room.
• Renovations without a permit, such as an unreported extension or attic conversion, are often not included.
• Small differences between the BAG and the listing are normal. A large difference may indicate a calculation error, a different measuring method or an unpermitted renovation.

Why it matters

• Price: anyone comparing sale prices calculates in euros per square metre. A difference of a few square metres can amount to thousands of euros. See looking up the sale price.
• WOZ value: the municipality uses the floor area when determining the WOZ value (the official property valuation). See WOZ value and neighbourhood statistics.
• Energy label: energy consumption is calculated per square metre. See the energy label.
• Permits: a large difference may indicate that an extension or additional storey was built without a permit. See looking up permits.

How to check the floor area

1. Compare the floor area in the listing with the usable floor area in the BAG.
2. Ask for the floor plan with dimensions and do a rough calculation.
3. Ask whether there is a measurement report in accordance with the measuring guidelines.
4. Compare with the valuation report (taxatierapport), if one is already available.
5. Is the difference large? Ask the estate agent for an explanation before you make an offer.

The property report shows the usable floor area from the BAG, the plot size from the Kadaster (the Dutch Land Registry) and the building volume from the 3D BAG. That way, you can quickly check whether the figures in the listing are correct.