Buying a condo in the Philippines can be an exciting venture, but it also requires careful consideration. One of the most important aspects that often gets overlooked or misunderstood is the floor area. Understanding what it includes, how it’s measured, and how it affects your living space is essential for making an informed decision. This article breaks down the complexities of floor area so you can confidently navigate the Philippine real estate market.
What Exactly is Floor Area?
In the Philippines, the floor area of a condo unit generally refers to the total livable space within the walls of your unit. This is typically the area that you will actually use. More specifically, it is usually measured in square meters (sqm). Many developers promote this number, but it’s important to be clear on its nuances. This number differs from the total area of the land where the building exists, which is not particularly useful for someone living in a condo. Instead, a buyer should focus on the unit’s total size. Keep in mind that this definition can vary slightly between developers, so it’s wise to ask them to clarify the specifics. For example, some developers may include your balcony in the floor area if you have one, while others may not.
It’s also vital to understand what the floor area is not. First, it should not include the thickness of the walls—whether they are internal walls within the unit or walls shared with other units. Second, areas like hallways, elevators, lobbies, and other shared spaces are definitely excluded. The overall larger space that includes common areas is typically called the Gross Floor Area, which is something mainly developers and architects consider, not usually the end-users or buyers. So always make sure that the number you see represents the usable space you can actually enjoy.
Why Understanding Floor Area Matters
Knowing the exact floor area matters for several key reasons:
- Accurate Space Assessment: This metric tells you how much usable space you’re actually getting. Is it enough for your furniture and lifestyle? Sometimes developers may include thick walls when calculating the floor area, which can significantly reduce the usable living space. So, be careful and ask questions!
- Price Comparison: Condos are often priced per square meter, so understanding what that square meter represents allows you to compare prices between different projects. To find out the price per square meter, just divide the total price of the unit by the total floor area. The smaller the floor area, the higher the price per sqm is likely to be.
- Value for Money: A unit that appears larger on paper may actually have a smaller livable area than a smaller one due to factors like different wall thicknesses or balconies. Ensure you know exactly what you’re paying for. The price per square meter (sqm) can be misleading if the net usable area is not what it seems.
- Interior Planning: Knowing the precise floor area is crucial for planning furniture arrangements or home renovations. It helps ensure everything fits comfortably and allows you to estimate the amount of materials needed for those renovations.
- Resale Value: Once you decide to sell your condo, the floor area significantly impacts its market value.
Key Factors Affecting Floor Area
Various factors can influence the perceived or actual floor area of a condo unit:
- Balconies and Terraces: Be sure to check if these are included in the stated floor area. While some developers include them, others do not, which can affect the perceived value. Remember that a balcony isn’t usable all the time.
- Wall Thickness: Thicker walls, which can be found in older buildings, can reduce usable floor space without making much difference to the overall area. Newer buildings usually use methods that minimize wall thickness while still maintaining structural integrity.
- Unit Layout: Open floor plans might feel more spacious compared to units with multiple small rooms, even if their total area is the same. A well-thought-out layout can enhance the feel of the space.
- Column and Beam Intrusion: Sometimes, columns and beams can take up a significant space, making what appears to be a larger area feel smaller than it really is.
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How to Verify Floor Area
Don’t simply take the developer’s word for it; you can and should verify this yourself. Here’s how:
- Review the Floor Plans: Before finalizing the purchase and signing the contract, ask for detailed floor plans—not just the sales brochure. These plans should clearly show the dimensions of the unit, room sizes, and whether balconies are included in the floor area.
- Get a Professional Opinion: You might want to hire a licensed surveyor who can accurately measure the actual floor area of the unit. This small investment can be highly beneficial.
- Check the Contract: Ensure that the contract clearly specifies the floor area and how it is measured. It should, in fact, differentiate between net or usable area and gross area if relevant.
- Do a Site Visit: Visiting the site before closing is invaluable. If possible, bring your own measuring tape to help assess the true size.
Comparing Floor Areas Across Projects
The listed total floor area can be a useful tool for making comparisons and evaluating the relative price of your condo units. Here’s how this might play out in practice. Imagine you are considering two pre-selling units:
| Feature | Condo A | Condo B |
|---|---|---|
| Total Price | ₱6,500,000 | ₱7,000,000 |
| Listed Floor Area | 65 sqm | 75 sqm |
| Price Per Sqm | ₱100,000 per sqm | ₱93,333 per sqm |
| Actual Usable Floor Area | 60 sqm | 65 sqm |
| Effective Price Per Sqm | ₱108,333 per sqm | ₱107,692 per sqm |
In the table above, Condo A seems more expensive per sqm when we only consider the listed floor area. However, looking at the usable area, the difference might disappear entirely, possibly making Condo B a cheaper option if usable area is your main concern. This example highlights the necessity of verifying and confirming the net usable area of the unit before finalizing your purchase.
Frequently Asked Questions (FAQs)
What is the difference between gross floor area and net floor area?
Gross floor area includes all areas within the building, including common areas and wall thicknesses, while net floor area (also called usable floor area) refers to the usable living space within the unit, excluding walls and common areas.
Do balconies count as part of the floor area?
This depends on the developer or building. Some developers include balconies, while others do not. Always verify this before making a purchase.
How can I verify the floor area before buying?
You can review floor plans, hire a surveyor to measure the unit, check the contract for specifications, and even bring your own measuring tape to physically estimate the true size.
Is price per square meter my only factor when buying?
While it is an important consideration, don’t forget to think about the layout and overall space. Potential recurring expenses like maintenance and utilities, shared among unit-holders, are also factors to consider. Furthermore, location and amenities can influence the price of the units significantly.
Does wall thickness affect the overall living space?
Yes, thicker walls can decrease the amount of usable space inside a unit, even if the listed floor area seems acceptable. You won’t be able to use the space taken up by the walls themselves.
Call to Action
Understanding floor area when buying a condo in the Philippines is crucial to ensure that you’re making a wise investment. Don’t ignore this important factor—do your research, ask the right questions, and verify measurements. The more informed you are, the more likely you’ll find a delightful home that fits your needs and offers value for your money. Start your condo search today, and empower yourself with knowledge!
References
Philippine Building Code
Real Estate Brokers Association of the Philippines Guidelines
Various Philippine Housing Development Company Publications
