The Surprisingly Easy Guide To Understand What Lies Behind The Commercial Area Of A Property
Image via Freepik
When looking through the various real estate listings, the first concern for a buyer is understanding one of the key feature of a property: the size.
It’s a matter of fact that this information is not always so detailed in the listings you’ll find online: to avoid misunderstandings, it’s crucial to understand the difference between the floor area and the so called “superficie commerciale” (commercial area/surface).
We know that as a buyer you’ll be obsessed with the floor “walkable” area of a property, but have you ever wondered what lies behind the mysterious word “commercial surface”? What is included, and how the hell is it calculated? Let’s see it together.
Example of commercial surface (from Idealista.it)
Floor area
Image via Freepik
The floor area of a property is the available surface of the interior, excluding the walls. Key features:
it’s the sum of the single rooms, measured along the perimeter walls and the partition walls
it refers to each floor above the ground or within the ground
each floor is detected at a conventional height of m. 1.50 from the floor level.
Included in the floor surface of the property are, for example:
the thickness of plinths
the surfaces of sub-windows
the surfaces occupied in plan by the furniture (e.g built-in wardrobes)
the internal space of horizontal circulation (corridors, hallways, and similar) and vertical one (stairs, elevators, lifting systems, etc.).
On the other hand, the thickness of the perimeter and internal walls, the thickness of the partitions and the space occupied by columns and pillars are excluded.
Commercial area
The Commercial Sellable Area is a surface based on the sum of the "weighted surfaces" that make up the property.
It represents an objective market parameter to be used for property valuations.
The issue is quite straightforward: when we buy a property, we buy not only the “habitable" floor surface, but also the outdoor spaces such as balconies, cellar, garage etc. As a result, the commercial area is the one that is generally indicated within the property listings, and includes not only the floor area but also, in different percentages, the external and pertinent surfaces.
To calculate the commercial area, you don’t need to add all the surfaces of the property: rather, you’ll have to make some “corrections" following a list of parameters indicated by the Revenue Agency.
Now we’ll disclose you these mysterious criteria. Ready?
The calculation method of the commercial area revealed
The method we present you is faithful to the guide specially prepared by Borsino Immobiliare.
What you have to do is to take aaaalll the possible measurements in the property, and then simply sum the following areas in their relative percentages.
Let’s go back to the single areas to sum, with their specific percentages:
Covered floor areas (including internal and external walls of the main unit): 100% walkable areas, 100% internal partition walls (non load-bearing), 50% boundary walls with other real estate units, internal condominium rooms, 100% of perimeter walls (in the case of border or perimeter load-bearing walls, the perimeter walls are computed up to 50 cm and the communal walls up to 25 cm); main rooms and accessories with a useful height of less than 150 cm are not counted;
Uncovered areas (weighted surfaces for the exclusive use of terraces, balconies, patios and gardens): 25% uncovered balconies and terraces, 35% covered balconies and terraces, 35% patios and porches, 60% verandas, 15% apartment gardens and 10% villas and gardens;
Adjacent areas (cellars, covered and uncovered parking spaces): the calculation relates to very different values, depending on quality, size and location of the property. The percentages to be used are: 25% cellar, 40-80% box, 25-50% covered/uncovered parking space; 80% finished attics; 60% underground habitable rooms.
Example of calculation (from a listing on Immobiliare.it)
And that’s it: from the sum in percentage of all the surfaces composing the property, you get the commercial area. Bear in mind that possible variations in percentages cane done depending on the finish and usability of the accessories.
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