Esta semana estábamos hablando con Juan Antonio, un cliente en potencia con el que hemos hecho buenas migas, y surgió una conversación muy interesante con algunas dudas habituales, que seguro que alguno de vosotros también tendrá.
A la hora de comprar o vender un piso, lo más rollero es el tema de las superficies, no nos aclaramos y parece que cada uno diga una cosa ¡a ver si al final nos van a timar!
Se ha de distinguir entre superficie útil y superficie construida.
La superficie construida (SC) es la superficie total de nuestra casa, medida por el exterior, incluyendo cerramientos de fachadas exteriores e interiores (patios de luces). Si las medianeras se comparten con el vecino, se mide hasta el eje central. En las viviendas no se considera superficie construida aquella que alberga espacios de altura inferior a 1,50 metros.
La superficie útil (SU) es la que podemos ocupar en el interior de la vivienda, armarios incluidos. No se cuentan los tabiques fijos o móviles, los pilares, los falseados... ni los espacios de altura libre inferior a 1,50 metros. En el caso de espacios exteriores cubiertos (balcones), su superficie se cuenta al 50%, si no están cubiertos no se cuentan. En definitiva, es toda aquella superficie que disponemos para vivir.
Entonces ¿qué superficie compro o vendo?
Si vives en una vivienda no sujeta al régimen de propiedad horizontal, vendes la superficie construida, pero en los edificios residenciales cabría definir otro concepto: superficie construida con reparto de zonas comunes.
Para su cálculo se procede así:
- Se averigua la superficie útil de cada vivienda por separado (SU).
- Se suman todas (SSUU).
- A cada vivienda se le asigna un coeficiente de reparto que será la división entre su superficie útil y la suma del total (SU/SSUU).
- Se averigua la superficie construida de los elementos comunes (zaguán, escaleras, cuartos de instalaciones...) (SCEE)
- Se reparte entre las diferentes viviendas a razón de multiplicar esta superficie construida de los elementos comunes por cada coeficiente de reparto individual. (SCEE x SU/SSUU)
- La superficie construida con reparto de zonas comunes es la suma de la superficie construida de cada vivienda más la superficie de elementos comunes que le corresponde. (SC + SCEE x SU/SSUU)
Esta es la superficie que compras o vendes. Si vas a poner un anuncio de venta, acuérdate de añadir todas las mejoras que no entran en estos cómputos: extensión de la terraza, área de la parcela, plazas de garaje, tamaño del trastero, piscina, buhardilla...
¿Sigue siendo un lío? Eso te lo solucionamos enseguida, llámanos y te ayudamos a salir de dudas.
English version: This week we were speaking with Juan Antonio, a potential client with whom we got on well, and a very interesting conversation arose with some habitual doubts, that it is sure that someone of you also will have.
When we want to buy or sell a flat, the most problematic thing is the topic of the surfaces, it is difficult to understand and it seems that each one says a thing. We are afraid to being cheated!
We have to distinguish between net floor area and gross floor area.
The gross floor area (GF) is the total surface of our house, measured on the outside, including walls of exterior and interior façades (courts or wells). If the dividing walls are shared with the neighbor, the surface is measured up to the axis of symmetry. In the housings, the spaces of height lower than 1,50 meters are not considered as GF.
The net floor area (NF) is the one that we can occupy inside the housing (also cupboards). The fixed or mobile walls, the columns, the closed holes for instalations... are not counted, not even the spaces of height lower than 1,50 meters. In case of exterior covered spaces (balconies), its surface tells itself 50 %, if they are not covered they are not counted. Definitively, it is all that surface that we have to live.
So, which is the surface that I buy or sell?
If you live in an one-family house, you sell the GFA, but in the buildings of several flats, it would be necessary to define another concept: GF with percentage of common zones.
For its calculation we proceed this way:
This one is the surface that you buy or sell. If you are going to put an advertisement of sale, remember to add all the improvements that do not enter these calculations: extension of the terrace, area of the plot of land, parking space, size of the lumber room, swimming pool, garret ...
Are you still getting into a muddle? We solve it immediately, call us and we'll help you to go out of doubts.
When we want to buy or sell a flat, the most problematic thing is the topic of the surfaces, it is difficult to understand and it seems that each one says a thing. We are afraid to being cheated!
We have to distinguish between net floor area and gross floor area.
The gross floor area (GF) is the total surface of our house, measured on the outside, including walls of exterior and interior façades (courts or wells). If the dividing walls are shared with the neighbor, the surface is measured up to the axis of symmetry. In the housings, the spaces of height lower than 1,50 meters are not considered as GF.
The net floor area (NF) is the one that we can occupy inside the housing (also cupboards). The fixed or mobile walls, the columns, the closed holes for instalations... are not counted, not even the spaces of height lower than 1,50 meters. In case of exterior covered spaces (balconies), its surface tells itself 50 %, if they are not covered they are not counted. Definitively, it is all that surface that we have to live.
So, which is the surface that I buy or sell?
If you live in an one-family house, you sell the GFA, but in the buildings of several flats, it would be necessary to define another concept: GF with percentage of common zones.
For its calculation we proceed this way:
- We find out the NF of each flat of the building.
- Let's add all of them (NFS)
- We assigne a cofficient of distribution to each flat , it will be the division between its NF and the addition of the total (NF/NFS)
- We find out the GF of the common zones (hall, stairs, rooms of installations...) (GFCZ)
- It will be distributed between the different housings, multiplying GFCZ by each individual coefficient. (GFCZ x NF/NFS)
- The GF with percentage of common zones is the sum of the GF of each housing and its proportional surface of common zones. (GF + GFCZ x NF/NFS)
This one is the surface that you buy or sell. If you are going to put an advertisement of sale, remember to add all the improvements that do not enter these calculations: extension of the terrace, area of the plot of land, parking space, size of the lumber room, swimming pool, garret ...
Are you still getting into a muddle? We solve it immediately, call us and we'll help you to go out of doubts.
---oOo---
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