Layouts and floor areas
Floor area (podlahová plocha)
In Czech: Podlahová plocha
Floor area (podlahová plocha) is the floor surface of the rooms of a flat or house, measured inside between the walls. What advertisers include varies, so always ask how it was measured.
Also called: podlahová plocha, floor space, internal floor area
What it means
Floor area, in Czech podlahová plocha, is the sum of the floor surfaces of the individual rooms, roughly the surface you could cover with flooring. It is usually measured inside the rooms, wall to wall, and for a flat it normally covers the rooms, kitchen, bathroom, toilet, hallway and storage rooms.
You will meet the term in adverts, building documents and bank valuations. There is, however, no single measuring method that every advertiser must follow, so two figures labelled podlahová plocha need not mean the same thing.
How it works in the Czech Republic
The differences lie in the details: whether the area under partitions and built-in wardrobes is counted, whether a balcony, loggia, terrace or cellar is added, and how attic space under a sloping ceiling is treated. For a new build the developer usually works from the project documentation; for an older flat the figure may come from the owner's declaration for the building (prohlášení vlastníka), an expert valuation (znalecký posudek) or the seller's own measurement.
The floor area of a flat can matter beyond the price. It may be used, for example, as a basis for the size of the share in the common parts of the building or for splitting some costs in the owners' association (SVJ). The building documents or the building manager will tell you which figure was used for what.
With a mortgage, the bank relies on a property valuation (odhad), which may state the area differently from the advert. A gap of a few square metres can then show up in the collateral value the bank works with.
Practical example
For example, an advert lists a flat with a floor area of 64 m² (an illustrative figure). When asked, the agent explains that the figure includes the loggia and a cellar storage unit. The rooms themselves add up to less, and that smaller number is the one to compare with other offers.
What to watch out for
- Ask who measured the area and which document the figure comes from.
- Request a room-by-room breakdown, ideally with a floor plan.
- Check whether the figure includes a balcony, loggia, terrace or cellar.
- If you have the owner's declaration or the bank's valuation, compare the advert with them.
Frequently asked questions
Is floor area the same as usable area?
Not always. Both terms are used loosely in listings, and usable area (užitná plocha) often includes further spaces. Ask what exactly the figure contains.
Is a balcony part of the floor area?
It depends on who gives the figure. Some add the balcony, others list it separately, so check.
Where can I find the floor area of a flat in writing?
Often in the owner's declaration for the building, the project documentation or an expert valuation. Ask the seller which document the advertised figure comes from.