Investing in Valencia: make sense of constructed, usable and cadastral m²
Understanding SM² in Spanish real estate: make fair comparisons and build trust
When you invest in real estate in Spain, one of the first numbers you will see is the size of the property in square metres (SM²).
For many international investors—especially those used to more standardised markets like the Netherlands—this can be a source of confusion. You may see different sizes for the same property depending on the document or platform, which can lead to doubts and hesitation.
In this post, we will explain why these differences exist, how to interpret them correctly, and how to use them to make better investment decisions.
The three main SM² references
Constructed area (superficie construida)
This includes everything within the outer walls: interior walls, partitions, and often terraces or balconies. In some cases, a proportion of common areas in the building is also added. This is the number most real estate platforms display, because it is always the largest.Usable area (superficie útil)
This is the net interior space you can actually use—rooms, corridors, kitchens, bathrooms. It excludes walls and common elements. It is usually 15–25% less than the constructed area.
Registry or cadastre area (superficie registral / catastro) This is the official measurement recorded for tax purposes. It is the closest thing to a standard in Spain, but it is not always up to date, especially in older properties that have been renovated or extended without updating the records.
Why the differences exist
In Spain, the figure you sign at the notary—based on the nota simple—may be different from what you see online or in the cadastre.
One historical reason is that sellers often declared smaller sizes in the past to reduce the property transfer tax and annual property taxes. Over time, this has created a mismatch between reality and what appears in the official documents.
Add to this the fact that there is no strict national standard for marketing property sizes, and you have a recipe for inconsistency.
How to compare apples to apples
In practice, very few owners or agents will provide you with all three measurements. That is why we recommend a simpler, more realistic approach:
Compare cadastre with cadastre when evaluating different properties.
Visit the property to feel the actual space—it often tells you more than any number on paper.
Ask for real floorplans with measurements if they exist. This can help you visualise the distribution and identify irregularities.
Final reflection
The Spanish property market is less standardised and less professional than some other countries.
However, this lack of rigidity also creates great opportunities for investors who know how to navigate it. With the right guidance, you can spot undervalued properties, negotiate better deals, and make informed decisions despite the noise.
At weVLC, we work with buyers and investors every day to ensure they have clarity, accurate information, and local insight—so they can invest with confidence in Valencia’s growing real estate market.
Investing in Valencia: make sense of constructed, usable and cadastral m²
Understanding SM² in Spanish real estate: make fair comparisons and build trust
When you invest in real estate in Spain, one of the first numbers you will see is the size of the property in square metres (SM²).
For many international investors—especially those used to more standardised markets like the Netherlands—this can be a source of confusion. You may see different sizes for the same property depending on the document or platform, which can lead to doubts and hesitation.
In this post, we will explain why these differences exist, how to interpret them correctly, and how to use them to make better investment decisions.
The three main SM² references
Constructed area (superficie construida)
This includes everything within the outer walls: interior walls, partitions, and often terraces or balconies. In some cases, a proportion of common areas in the building is also added. This is the number most real estate platforms display, because it is always the largest.Usable area (superficie útil)
This is the net interior space you can actually use—rooms, corridors, kitchens, bathrooms. It excludes walls and common elements. It is usually 15–25% less than the constructed area.
Registry or cadastre area (superficie registral / catastro) This is the official measurement recorded for tax purposes. It is the closest thing to a standard in Spain, but it is not always up to date, especially in older properties that have been renovated or extended without updating the records.
Why the differences exist
In Spain, the figure you sign at the notary—based on the nota simple—may be different from what you see online or in the cadastre.
One historical reason is that sellers often declared smaller sizes in the past to reduce the property transfer tax and annual property taxes. Over time, this has created a mismatch between reality and what appears in the official documents.
Add to this the fact that there is no strict national standard for marketing property sizes, and you have a recipe for inconsistency.
How to compare apples to apples
In practice, very few owners or agents will provide you with all three measurements. That is why we recommend a simpler, more realistic approach:
Compare cadastre with cadastre when evaluating different properties.
Visit the property to feel the actual space—it often tells you more than any number on paper.
Ask for real floorplans with measurements if they exist. This can help you visualise the distribution and identify irregularities.
Final reflection
The Spanish property market is less standardised and less professional than some other countries.
However, this lack of rigidity also creates great opportunities for investors who know how to navigate it. With the right guidance, you can spot undervalued properties, negotiate better deals, and make informed decisions despite the noise.
At weVLC, we work with buyers and investors every day to ensure they have clarity, accurate information, and local insight—so they can invest with confidence in Valencia’s growing real estate market.
