Living Area vs Total Area of an Apartment - What's the Difference and Why It Matters
Apartment listings in Bishkek always show square footage. But which kind? Understanding this is important: the difference between total and living area can be 15-30%, which directly affects the real cost per square meter.
Three Types of Apartment Area
Total area - the main figure shown in listings and technical passports. Includes:
- Living rooms
- Kitchen
- Corridor and entrance hall
- Bathroom
- Built-in wardrobes (their area)
- Balcony and loggia (with a reduction coefficient)
- Storage room
Living area - only the area of living rooms (bedrooms, living room). Kitchen, corridor, and bathroom are NOT included.
Usable area - the entire apartment area excluding external walls, sometimes used in project documentation.
How Balcony and Loggia Are Calculated
Balconies and loggias are included in total area with reduction coefficients:
| Space | Coefficient | |-------|-------------| | Open balcony | 0.3 | | Loggia | 0.5 | | Veranda | 1.0 | | Terrace | 0.3 |
Example: loggia 6 m² × 0.5 = 3 m² in total area.
Real Example: 65 m² Apartment
Typical two-room apartment in Bishkek:
| Space | Area | |-------|------| | Living room | 18 m² | | Bedroom | 14 m² | | Kitchen | 10 m² | | Entrance hall | 8 m² | | Bathroom | 5 m² | | Balcony 8 m² × 0.3 | 2.4 m² | | Storage | 2.6 m² | | Total area | 60 m² | | Living area | 32 m² |
At a price of 4,200,000 soms:
- Price per m² of total area: 70,000 soms
- Price per m² of living area: 131,000 soms
Why This Matters When Buying
Comparing apartments: compare apartments by the same metric. A 70 m² total apartment with 35 m² living area is functionally worse than a 65 m² total with 42 m² living area.
Property tax: in Kyrgyzstan, calculated from the total apartment area.
Mortgage: banks evaluate collateral and calculate value based on total area.
Heating/cooling: the area for calculating air conditioning or heating capacity is the total area.
Common Mistake When Comparing Listings
Some sellers in listings show living area, wanting to make the apartment appear "better value" per m². "Apartment 50 m² for 3,000,000 soms" - on closer inspection it turns out that 50 m² is the living area, while the total area is 70 m².
Always clarify: which exact area is stated in the listing.
Where to Find Reliable Data
The only reliable source is the apartment's technical passport. It shows all areas broken down by room. How to read the technical passport - in our article.
Consultation with Aziza Talantbekovna - realtor with 30 years of experience in Bishkek's real estate market. From 2,000 soms. In-office meeting with on-site payment, or call with prepayment. Tel: +996 702 584 477