Calculating living space - the right way!

What is included in living space?

What exactly belongs to living space is regulated in Germany in the Living Space Ordinance (WoFlV). In order to determine the exact price per square metre of a property, a precise calculation is essential. However, according to the Living Space Ordinance, not all rooms of a property belong to the living space. Thus, the living space only includes the floor area of the rooms that belong exclusively to the flat or house. Put simply:

The living space includes:

✓ All rooms closed on all sides, such as living room, kitchen, bathroom, etc. ✓ Winter gardens ✓ All rooms closed on all sides, such as living room, kitchen, bathroom, etc.

✓ Winter gardens

swimming pools

✓ Balconies, loggias, roof gardens and terraces

These rooms therefore count as living space if they belong exclusively to the flat or house. Conversely, this means that the following areas are not counted as living space:

The living space does not include:

✘ Cellar rooms

✘ storerooms

✘ Laundry rooms

✘ Floor rooms

drying and heating rooms

✘ Garages

✘ Business premises

Calculating the living space

Although it is relatively clear what counts as living space and what does not, the calculation of living space is comparatively complex. This is because not all rooms are included in the total living space in equal proportions in the calculation. The type and also the height of a room are important here:

Rooms with a clear height of two metres are included in the total living space at 100 %. If the ceiling of a room is between one and two metres high, only 50% of the area is included in the living space. Rooms that are less than one metre high are not included in the living space calculation. This is the case, for example, with attic flats that have corresponding roof slopes.

As described above, outdoor areas such as terraces, loggias or balconies also count as living space. However, these are only included in the calculations with 25 % of their area. However, this value can be increased to up to 50 % if they are of exceptional structural quality. The living space of conservatories and swimming pools, on the other hand, is always calculated at 50 %. The only exception: If such rooms are heated, the area is included at 100 % in the total living area.

Calculating living space: If in doubt, ask experts

If you want to be on the safe side when calculating the floor area, you should seek the advice of an expert if in doubt. Your Engel & Völkers estate agents will be happy to help you in the course of the Property valuation to help you calculate the living space correctly. We look forward to hearing from you Contact us.