The way square meters are calculated in Bulgaria remains unclear for many people. We often provide data on the "net" area of the property, but these figures are not always available because the developer may not specify them. So, let's clarify this issue.
It should be understood that this method of calculating area has been applied throughout Bulgaria for many years. It has been in effect for a long time and is standard. This is not some trick by sellers or realtors but a normal practice here. In fact, this method of property measurement is common in many countries around the world where it does not surprise anyone.
Moreover, there is logic behind it because you are buying an apartment or a house, not just the square meters between the walls. During renovations, the apartment's area may change, affecting its status for the relevant authorities (including the tax office).
When the developer, realtor, or seller talks about the total area of the apartment, it refers to the built-up area of the residence plus a percentage of the common parts of the building.
To understand the calculation of the total area of an apartment correctly, some terms need to be clarified:
Total area of the apartment. Determined by adding the built-up (residential) area and the proportional share of the common ("ideal") parts of the building.
Built-up (residential) area of the apartment. Includes the net living area of the apartment, the thickness of internal walls and partitions, the bathroom, the balcony, and any auxiliary rooms (if present).
Here, attention should be paid to the calculation of wall thickness:
- If the wall has a balcony or window – the entire thickness of the wall is included in the calculation.
- If the wall has no windows or balconies – only half of its thickness is considered. The other half is added to the common parts of the building.
- If the wall is shared with another apartment, half of its thickness is taken into account.
The common parts of the building include non-residential areas for communal use, belonging to all residents of the building. The owner of each apartment has a share in such common parts of the building, such as floors, staircases, facade walls, elevators, and others. The size of this area is calculated by a specialized licensed company at the project stage. These areas are totaled and distributed proportionally to the number of apartments. As a result, each apartment owner has a share of the common parts of the building, which can range from 5% to 25% of the apartment's area. On average, this share is 10-12%. These specific values are always indicated in the technical documentation of the residential object.
Example: If the listing states that the apartment area is 100 sq.m., this means that the common (ideal) parts, proportionally distributed among all apartments in the building, make up, for example, 10%. Therefore, the apartment area of 100 sq.m. is multiplied by 10% (ideal parts), which equals 10 sq.m. Thus, the actual area of the apartment will be 90 sq.m.
Regarding the inclusion of balconies and loggias, this depends on whether they are registered as residential areas. If so, they are included in the square footage, and you have the full right to convert them into a room or merge them with the living room/bedroom. If not, this might not be allowed.
When drafting the preliminary and then the final purchase agreement for the apartment (notarial deed), all areas of the property must be specified.
Do you have more questions? Feel free to ask us!