Everyone who purchases property in Italy encounters the concept of "cadastral (commercial) area."
We are accustomed to the idea that area is something that can be measured in square meters. However, cadastral area (also known as commercial area) is the result of a complex calculation carried out in accordance with Decree D.P.R. #138/98.
Until 2015, official documents did not include information about the area of residential premises, and the only units of measurement were "premises - vani". Since 2015, in the Visura catastale (property document), square meters have been added in addition to premises. However, they are not the same as the ones we are used to.
To estimate the cost per square meter from the area stated in documents or sales listings, it is necessary to consider that the actual area will be less than the cadastral minimum by 10–15%, as it includes (100% or in certain proportions) the thickness of walls, partitions, spaces occupied by columns, stairs, ducts, corridors, terraces, balconies, as well as owned storage rooms, attics, parking spaces, garages, plots, etc.
Example calculation of cadastral (commercial) area:
We are accustomed to the idea that area is something that can be measured in square meters. However, cadastral area (also known as commercial area) is the result of a complex calculation carried out in accordance with Decree D.P.R. #138/98.
Until 2015, official documents did not include information about the area of residential premises, and the only units of measurement were "premises - vani". Since 2015, in the Visura catastale (property document), square meters have been added in addition to premises. However, they are not the same as the ones we are used to.
To estimate the cost per square meter from the area stated in documents or sales listings, it is necessary to consider that the actual area will be less than the cadastral minimum by 10–15%, as it includes (100% or in certain proportions) the thickness of walls, partitions, spaces occupied by columns, stairs, ducts, corridors, terraces, balconies, as well as owned storage rooms, attics, parking spaces, garages, plots, etc.
Example calculation of cadastral (commercial) area:
An apartment with a terrace and a private garden has 3 zones (see Figure) with different calculation coefficients:
Let's calculate the cadastral (commercial) area of the apartment:
Living area: 73.5 * 1.0 = 73.5 m2
Terrace: 9.07 * 0.35 = 3.17 m2
Garden: 75.14 * 0.15 = 11.27 m2
Total cadastral (commercial) area of the apartment - 88.19 m2
In our usual calculations, the total area would be less than 73 m2.
Developers of new buildings sometimes provide the most familiar calculation for us:
"Net internal area - superficie interna netta".
The net internal area does not include: the thickness of both perimeter and internal walls, adjacent porches, terraces, partition thicknesses, spaces occupied by columns and pillars.
But it does include: skirting board thicknesses, surfaces occupied in plan by built-in cabinets and other built-in elements, passageway surfaces relating to doors and/or passages, internal corridors, staircases, etc.
Conclusion: when searching for property of the required area, relying on the "cadastral" or even "net internal" area is only conditional. Perhaps it will be more convenient for you to search for the required number of rooms or bedrooms. During viewings, we still assess the premises empirically, and when planning renovations, we take our measurements or invite specialists.
- Yellow zone (living area), area - 73.5 m2 - coefficient 100%
- Purple zone (terrace) - 9.07 m2 - coefficient 35%
- Green zone (garden) - 75.14 m2 - coefficient 15%
Let's calculate the cadastral (commercial) area of the apartment:
Living area: 73.5 * 1.0 = 73.5 m2
Terrace: 9.07 * 0.35 = 3.17 m2
Garden: 75.14 * 0.15 = 11.27 m2
Total cadastral (commercial) area of the apartment - 88.19 m2
In our usual calculations, the total area would be less than 73 m2.
Developers of new buildings sometimes provide the most familiar calculation for us:
"Net internal area - superficie interna netta".
The net internal area does not include: the thickness of both perimeter and internal walls, adjacent porches, terraces, partition thicknesses, spaces occupied by columns and pillars.
But it does include: skirting board thicknesses, surfaces occupied in plan by built-in cabinets and other built-in elements, passageway surfaces relating to doors and/or passages, internal corridors, staircases, etc.
Conclusion: when searching for property of the required area, relying on the "cadastral" or even "net internal" area is only conditional. Perhaps it will be more convenient for you to search for the required number of rooms or bedrooms. During viewings, we still assess the premises empirically, and when planning renovations, we take our measurements or invite specialists.
