Area measurement
Area measurement (arealberegning) is the standardised measurement of a building's areas under Norwegian Standard NS 3940. The standard defines what is measured, how it is measured, and which areas must be stated in sales prospectuses, valuations, the matrikkel and municipal plans. The current version is NS 3940:2023, which took effect for new residential sales prospectuses from 2024.
The standard defines several area measures with a clear split:
- BTA (bruttoareal, gross area): the whole building area, measured from the outside of the external wall.
- BRA (bruksareal, usable floor area): the internal area, measured to the inside of the external wall.
- BRA-i (internal usable floor area): the dwelling unit itself.
- BRA-e (external usable floor area): storage rooms and associated areas outside the dwelling unit.
- BRA-b (glazed balconies): balconies that do not count as open.
- BYA (bebygd areal, built-up area): the building's footprint on the ground, used for zoning.
- P-rom and S-rom: the functional split of BRA-i under the older NS 3940 version, phased out in 2023.
- BOA: an older residential area term used before the 2008 revision.
A floor or part of a room only counts if it is measurable: clear height of at least 1.9 m and width of at least 0.6 m. This rule decides how much of a sloping ceiling, loft or basement counts as BRA. Separate rules apply to stairs, shafts and pipes. Internal walls count towards BRA, external walls do not. The details sit in the standard itself, which you buy per copy from Standard Norge, but the main rules are set out in plain terms in the DiBK guidance on TEK17 section 5-4.
Area measurement is normally carried out by a valuer, a building expert or an estate agent in connection with a sale, a condition report or a home sale report (NS 3600). The rules are detailed, and a measurement error can lead to a price reduction under avhendingsloven section 3-3 (the Norwegian act on the sale of property, area deficiency), which sets the threshold at a deviation of more than 2% and at least 1 m². For new builds, the areas are set through the design work and reported to the municipality as part of the building application, and then to the matrikkel at the completion certificate stage.
Area measurement has consequences at several stages. Sale price in Norway is almost always quoted per square metre of BRA, so a BRA figure that is 5 m² too high on a flat at NOK 80,000/m² gives NOK 400,000 in mispricing. Zoning provisions use %-BYA, %-BRA or m² BRA as the degree of utilisation, with legal basis in the Planning and Building Act section 12-7 (zoning plan) and section 11-9 (the land-use element of the municipal master plan), with guidance in circular H-2300. TEK17 uses BRA in the requirements for the energy budget, daylight and living area. Skatteetaten, the Norwegian Tax Administration, uses the area as one of several parameters in the standardised model for a home's taxable asset value. Municipal property tax is often area-based.
The vertical limits in an area calculation are set by the permitted eaves height and ridge height. A plot with a generous maximum BRA but a strict eaves height cannot in practice be used to the full.
In Placepoint you find both BRA and BTA per building in the building panel, summed per property in the property panel, and combined with plan provisions in the map so you can calculate the maximum permitted development. The example Zoning and maximum BRA walks through the flow.
How it looks in Placepoint
In Placepoint you find this in the Building panel:
From Placepoint's dictionary: Area measurement
More information: Standard Norge: NS 3940, DiBK: TEK17 section 5-4, Regjeringen (the Norwegian government): Circular H-2300 on the degree of utilisation
English: Area measurement (per Norwegian Standard NS 3940).
Frequently asked questions
Which standard governs area measurement?
Norwegian Standard NS 3940. The latest revision is from 2023, effective for new residential sales prospectuses from 2024. It sets the definitions of BTA, BRA, BYA, BRA-i, BRA-e and BRA-b.
What are the requirements for a room to count towards BRA?
Clear height of at least 1.9 m and width of at least 0.6 m. Lower or narrower parts of a room do not count as measurable area. Sloping ceilings, lofts and basements are assessed area by area under this rule.
Who carries out area measurement?
A valuer, a building expert or an estate agent at the time of sale. For new builds, the areas are set in the building application and reported to the matrikkel at the completion certificate stage.
What happens if the area is measured wrongly in the sales prospectus?
An error in the stated area can give grounds for a price reduction under avhendingsloven section 3-3 (area deficiency), provided the deviation exceeds 2% and is at least 1 m².
Where can you find the areas in Placepoint?
BRA and BTA are shown per building in the building panel and in total per property in the property panel, taken from the matrikkel.