BUA (built-up area) vs plot

Property particulars in the UAE use several area measures, and mixing them up distorts any comparison.

Built-up area (BUA) is the constructed floor area of a home, added up across every storey and generally including external walls, internal walls, covered terraces and attached garages or staff rooms. It is the main measure for villas and townhouses.

Plot area is the land: the footprint of the house plus garden, driveway and any pool. Two villas with the same BUA can sit on very different plots, and the larger plot is worth more. A townhouse in the middle of a row has a smaller plot than the end unit.

For apartments other terms appear. The suite or internal area is the space inside the flat; the balcony or terrace is measured separately; and the total or sellable area is the two combined, which is what the price is normally based on. The share of common areas such as corridors and lobbies is not included in your unit area.

What matters legally is the net area registered with the land department and shown on the title deed. Service charges are generally calculated on it. With off-plan, the finished unit is measured on completion; under Dubai's rules the developer cannot charge for extra area unless the contract allows it, and must compensate the buyer if the net area is more than 5% below what was agreed.

In any brochure, check which measure each figure uses before calculating price per square foot, and ask for the internal area and the terrace separately.