Apartment Due Diligence
Net vs Gross Apartment Area in Egypt: What Hurghada Buyers Should Check
A practical guide to comparing apartment sizes without assuming every brochure measures square metres the same way.
Quick answer
Do not compare apartments only by the headline square-metre number. 'Net', 'internal', 'sellable', 'gross' and similar area labels can be used differently between projects and documents. Ask the developer to define the stated area for the exact unit, show the floor plan, identify balconies or terraces, and explain whether walls or a share of common areas are included. Compare two apartments only after you understand that measurement basis.
Key takeaways
- A larger headline area does not automatically mean more usable living space.
- Ask what the project's area figure includes instead of assuming a universal Egyptian percentage difference.
- Compare room proportions, circulation, balcony depth and storage alongside the stated area.
- Keep the unit plan and area wording with the quotation or reservation documents for the apartment you select.
- When comparing projects, normalize the measurement basis before calculating price per square metre.
Why apartment area labels can confuse buyers
Property marketing often needs one simple square-metre number, while the actual home contains different types of space: internal rooms, walls, balconies, terraces and access to shared parts of the building. That is why the label beside the number matters. A buyer should not assume that a 90 m² apartment in one project is measured on the same basis as a 90 m² apartment in another.
The safest wording is project-specific: ask the developer or seller to define the stated area and show how it relates to the plan. If the document uses terms such as net, internal, gross, built-up or sellable area, ask for the definition used in that project and in the contract. Do not apply a generic percentage from an online article to calculate the 'real' size of your apartment.
What to ask when a brochure shows one area number
| Question | Why ask it | Document to request |
|---|---|---|
| What does the stated area include? | Clarifies the measurement basis | Current unit sheet or developer definition |
| Are balconies or terraces included? | Outdoor space may be useful but behaves differently from internal rooms | Floor plan with dimensions |
| Are wall thicknesses included? | Shows why the headline number may differ from open floor area | Dimensioned plan or specification |
| Is any common-area allocation included? | Prevents comparing unlike area bases | Written area definition |
| Is the number identical in the quotation and contract? | Keeps the commercial and contractual unit description aligned | Quotation, reservation form and draft contract |
Usable space matters more than the headline number alone
After the measurement basis is clear, test how the apartment actually works. A home with efficient circulation and usable furniture walls can feel larger than a nominally bigger unit with long corridors, awkward corners or poor storage. That is why area analysis belongs beside floor-plan analysis rather than replacing it.
Living area
Measure furniture zones
Check sofa, TV, dining and walking routes rather than judging the room only by total area.
Bedrooms
Check bed and wardrobe clearances
A bedroom can meet the label but still be difficult to furnish if door swings and window positions remove useful walls.
Balcony
Check real depth
A long but shallow balcony may add headline area without supporting the outdoor use you expect.
Storage
Look for practical capacity
Wardrobes, luggage and utility storage often determine whether a compact apartment works for longer stays.
Do not compare price per square metre until the area basis matches
Price per square metre looks objective, but it becomes misleading when the denominator is measured differently. Before comparing two projects, confirm that the area basis is genuinely comparable. If it is not, use total price plus layout quality, position, finishing, amenities, delivery and ownership costs as a broader decision framework rather than forcing a false precision.
- 1
Define each project's area basis
Write the definition next to the headline size.
- 2
Compare exact floor plans
Check room proportions, balcony and circulation.
- 3
Separate internal and outdoor value
Decide how much balcony or terrace space matters for your intended use.
- 4
Only then compare price metrics
Use price per square metre only when the underlying area figures are comparable.
How to apply the area check to Blue Crest
Kayan's current Blue Crest page publishes an overall apartment size range of 46 to 140 m² across 1-, 2- and 3-bedroom units. That project-level range helps buyers understand the mix, but it is not a substitute for the exact unit plan. Ask for the current plan and area wording of the specific apartment you are comparing, then test the room layout, balcony, orientation and view separately.
Keep the area definition consistent through reservation and contract
- Exact unit code and building/floor reference.
- Current dated floor plan.
- Stated area and the developer's definition of that area.
- Balcony or terrace treatment where relevant.
- Any specification that affects the internal layout.
- Matching unit description in the quotation, reservation document and contract.
Frequently asked questions
What is the difference between net and gross apartment area in Egypt?+
The terms can describe different measurement scopes, but the exact definition should be confirmed for the project and contract you are reviewing. Ask what the stated area includes, whether balconies, walls or common-area allocations are counted, and request the exact unit plan before comparing apartments.
Is gross area always a fixed percentage larger than net area?+
No responsible buyer should assume one fixed percentage across all projects. Building design, measurement method and contract wording vary. Use the developer's written definition and the exact floor plan instead of applying a generic online percentage to calculate an apartment's usable space.
Should I compare Hurghada apartments by price per square metre?+
Only after confirming that the area figures are measured on a comparable basis. If one project includes more non-internal space in the headline number, a simple price-per-square-metre comparison can mislead. Also compare layout, floor, view, finishing, amenities, delivery and ownership costs.
Does a balcony count in the apartment area?+
It may or may not be included depending on the project's measurement basis and documents. Ask the developer to identify how the balcony or terrace is treated in the stated area, then consider outdoor space separately because it does not function like internal living space.
How can I compare Blue Crest apartment sizes correctly?+
Request the exact current plan and area definition for each unit you are considering. Kayan publishes an overall Blue Crest size range across several bedroom types, but the decision should use the specific unit's plan, building, floor, orientation, view and written commercial terms.
Next step
Compare Blue Crest units on the same area basis
Ask Kayan for exact unit plans and the area definition used for each shortlisted apartment before comparing price, bedroom count or price per square metre.
Related buyer guides
About this guide
Written by the Kayan Development editorial team for buyers comparing homes in Hurghada. Project-specific facts are based on Kayan Development's published Blue Crest information. Legal, engineering, planning, and maintenance decisions should be confirmed with the relevant authority and an independent qualified professional.
Data reviewed: October 6, 2026. Recommended review interval: 12 months, or sooner if project area definitions or unit plans change.
Sources and further checks
- Kayan Development - Blue Crest - First-party Blue Crest unit mix and overall published size range
- Kayan Development - how to read an apartment floor plan - Existing owner of the broader floor-plan interpretation intent