GFA vs BUA: What Is GFA, What Is BUA & Key Differences

What is BUA (Built-Up Area)

Before diving into the GFA vs BUA comparison, let us first clarify what is BUA.

One of the most common questions buyers ask is: what is BUA? It is often confused with GFA, but the two are not interchangeable. BUA, or built-up area, refers to the total constructed area of a property. This is typically the number used in property advertisements and listings.

However, BUA includes elements that are not entirely usable as living space, such as:

• Wall thickness, both internal and external

• Staircases within a villa or townhouse

• Internal corridors

• Balconies

• Terraces

• Roofed extensions such as garages or porches

Because BUA incorporates structural components and certain semi-outdoor spaces, it does not always represent the actual usable interior living area.

What is GFA (Gross Floor Area)

Compared to BUA, GFA, or gross floor area, is often considered a more technical planning metric.

In simple terms, what is GFA? GFA is the total floor area contained within the external walls of a building. It includes all enclosed areas across all floors.

In Dubai, the Dubai Land Department (DLD) and planning authorities rely on GFA when issuing building approvals and assessing compliance with zoning regulations.

The enclosed spaces accounted for within GFA typically include:

• Rooms within a property such as bedrooms, bathrooms, kitchens and living areas

• Internal walls and structural columns

• Lobbies and lift shafts within the building footprint

• All enclosed floor areas, whether residential or commercial

It is important to note that GFA does not include open outdoor areas such as gardens, uncovered terraces, open parking or non-roofed balconies.

Key Differences Between BUA and GFA

Having understood what is BUA and what is GFA, let us break down the GFA vs BUA difference more clearly.

• In the GFA vs BUA comparison, BUA is commonly used by developers and real estate agents in marketing materials, while GFA is typically used by the DLD and regulatory authorities.

• While GFA includes enclosed internal spaces within the building envelope, BUA may also include balconies, terraces and certain covered extensions.

• Typically, BUA figures for a property are higher than GFA figures.

• Not all spaces included within BUA are fully usable interior space, whereas GFA reflects officially approved enclosed floor area.

Understanding these differences helps buyers assess the true value of a property and avoid comparing figures that are calculated differently.

How GFA and BUA Are Calculated

After understanding the GFA vs BUA difference, it is useful to see how each measurement is calculated.

Here is a commonly used formula to calculate BUA:

BUA = Carpet Area + Wall Thickness + Balconies + Terrace + Utility Areas

Carpet area refers to the net usable interior space within the walls.

On the other hand, GFA is calculated as the total of all enclosed floor spaces within the external walls of the building. This applies whether you are measuring a single apartment or a multi-storey villa.

It is worth noting that exact calculation methods may vary slightly depending on developer standards and municipal guidelines, which is why verification is important.

How GFA vs BUA Affects Property Pricing

Understanding GFA vs BUA is particularly important when evaluating price per square foot.

Most developers market a property according to its BUA, which is usually the larger figure. A larger advertised size can influence perceived value and overall pricing, even though part of that area may include walls or semi-outdoor spaces.

In contrast, GFA is used for planning and regulatory purposes and may provide a clearer indication of the enclosed floor area.

For buyers, this means that when comparing two properties, it is critical to confirm whether the quoted size refers to BUA, GFA or net usable area. Comparing price per square foot using different metrics can lead to misleading conclusions.

Mistakes Buyers Make While Comparing BUA vs GFA

When evaluating GFA vs BUA, buyers often make avoidable mistakes:

• Comparisons: When comparing multiple properties, ensure you are using the same metric. Comparing a BUA figure for one property with a GFA figure for another can distort the analysis.

• Clarifications: Some buyers assume the advertised figure represents usable interior space. Always clarify whether the number quoted refers to BUA, GFA or net area.

• BUA equals usable space: A common misunderstanding is assuming that BUA represents entirely usable living space. Knowing what is BUA in detail prevents unrealistic expectations during viewings.

How to Check GFA and BUA in Property Documents

To verify the GFA vs BUA difference of a property, you can review:

• The title deed

• The DLD website

• The REST app

• The Sales and Purchase Agreement (SPA)

These documents typically reference approved measurements and can help confirm whether the advertised size aligns with official records.

Conclusion

Understanding the GFA vs BUA difference is an essential part of making informed property decisions in Dubai. While both measurements describe the size of a property, they serve different purposes and can significantly influence how space and value are perceived.

Knowing what is GFA and what is BUA allows buyers to interpret listings more accurately, compare properties on a like-for-like basis, and assess price per square foot with greater clarity. BUA often reflects the total constructed footprint used in marketing, while GFA represents the enclosed floor area recognised for planning and regulatory purposes.

When evaluating a property, the key is not just the size quoted, but understanding which metric is being used and what it includes. This clarity helps avoid confusion and ensures you are assessing usable space realistically.

At Engel & Völkers, we guide buyers and investors through every stage of the purchase process, ensuring full transparency around measurements, pricing and value. Whether you are purchasing your first home or expanding your investment portfolio, our advisors provide clear, data-driven insights so you can move forward with confidence.