Are you really buying 100 m²? Everything you need to know about floor space in a home
When buying a home, size is often an important factor: how many square metres of living space do you get for your money? But did you know that the surface area does not always correspond exactly to what is stated in the brochure? That is why almost every purchase contract contains a provision about floor space and the NEN 2580 standard.
What does that mean, and what should you, as a buyer, estate agent or seller, pay attention to?
What is the NEN 2580 standard?
In order to compare homes fairly, there is an official measurement method: NEN 2580. It specifies exactly how to calculate the living area.
- Usable floor space (GO): the usable square metres where you can actually live.
- Gross floor area (BVO): everything including walls, often a larger number.
Estate agents and valuers use this standard to measure and present properties, for example on Funda. This gives you, the buyer, a better idea of what to expect.
Why is there a provision in the purchase contract?
The purchase contract usually contains a text that says something like this:
- the property has been measured in accordance with NEN 2580,
- minor deviations are possible,
- the buyer has had the opportunity to check this themselves or have it checked,
- differences in surface area do not entitle the buyer to a lower purchase price.
In short: the specified size has been carefully determined, but it is not guaranteed to be accurate to the centimetre.
Example: 100 m² turns out to be 97 m²
Suppose you buy an apartment that is listed in the brochure as having 100 m² of living space. After the transfer, you have it measured yourself and it turns out to be 97 m². That can be hard to swallow, but legally speaking, this usually does not pose a problem. A deviation of a few percent is common in practice and is covered by the standard provision. Only in the case of large differences, such as 10% or more, could there be a case of deception, and a buyer could still seek redress.
What should you look out for as a buyer?
- Ask for the measurement report. Has the property been officially measured in accordance with NEN 2580?
- Have it measured yourself if necessary. This provides extra certainty, especially with a large purchase.
- Check carefully what is and is not included. Rooms under sloping walls or storage rooms outside the property can make a difference.
What should you pay attention to as a seller?
- Have your property officially measured. This prevents discussions and increases buyer confidence.
- Be transparent. Clearly state that the measurement was done according to NEN 2580.
- Do not use old drawings. Old floor plans or WOZ decisions may show different measurements.
Tips to avoid surprises
For buyers
1. Always ask if there is a NEN 2580 measurement report.
2. Check the measurements yourself or have an expert measure them.
3. Allow for a small margin of error – a difference of a few metres is normal.
For sellers
1. Invest in an official measurement (relatively low cost).
2. Be clear and honest in your brochure and advertisement.
3. Always record the method used for measuring.
As a buyer of a property, there are many things to consider. For example, it is important to check whether the stated surface area corresponds to the actual size of the property. However, do not view this as an exact mathematical guarantee: the standard provision in the purchase contract is intended to prevent endless discussions about minor deviations.
