What is 建筑面积（BUA）?
从外墙边缘量起的房产总建筑面积，包含内墙、走廊、阳台及共用区域分摊面积。BUA是迪拜按揭估价和楼盘比较的标准计量单位，通常大于可居住净面积（NLA）。
Description
Built-Up Area (BUA) is the total floor area of a property measured from the external wall surfaces. It includes all internal spaces (living areas, bedrooms, bathrooms, kitchens) plus internal walls, columns, and often a proportional share of common areas like lobbies, corridors, and stairwells. BUA is always larger than the net or carpeted area that you can actually use.
BUA (Built-Up Area): total construction area including walls. This is what the DLD registers.
Net area / Carpet area: usable internal floor space excluding walls, typically 70 to 85% of BUA.
Super built-up area: BUA plus a share of common areas (used in some markets, less common in Dubai)
Plot area: the total land area (relevant for villas and townhouses)
In Dubai, the DLD registers properties by BUA, and this is the standard measurement used in SPAs and title deeds. RERA requires developers to disclose BUA in all marketing materials. When comparing properties, always use the same measurement basis. A 1,200 sq ft BUA apartment might have only 900 to 1,000 sq ft of usable space. Price per square foot in Dubai is typically quoted on BUA basis.
A 1-bedroom apartment listed at AED 1,200,000 with 750 sq ft BUA has a price per square foot of AED 1,600/sq ft. If the net usable area is 620 sq ft (83% efficiency), the effective price per usable square foot is AED 1,935/sq ft. This efficiency ratio matters when comparing two apartments at similar price points.
公式
Price per sq ft = Purchase Price / BUA (sq ft)How to interpret
When comparing properties by price per square foot, always confirm that all figures are on the same BUA basis. Mixing BUA and net area comparisons leads to false conclusions about relative value. In Dubai, the standard market comparison is BUA-based, but if you are comparing two buildings with markedly different efficiency ratios, the building with the higher efficiency (more net area per BUA square foot) is the better value at the same price per BUA square foot.
Calculate the efficiency ratio for any property you are seriously evaluating: divide the net usable area (from the floor plan) by the BUA (from the title deed or SPA). An efficiency below 70% suggests you are paying for a substantial amount of wall, column, and common area allocation. A ratio above 85% is favorable and indicates a well-designed building with minimal wasted space.
迪拜市场背景
In Dubai, all DLD registrations and RERA marketing disclosures use BUA as the standard measurement. When benchmarking price per square foot against DLD transaction data, you are always comparing BUA-to-BUA, which ensures consistency. International investors accustomed to net rentable area or gross internal area metrics should apply a conversion factor when comparing Dubai properties to assets in other markets.
Frequently asked questions
The total constructed floor area of a property measured from the outer edges of the external walls, including internal walls, columns, and the unit's proportional share of common areas.
The standard formula is: Price per sq ft = Purchase Price / BUA (sq ft). Applying it consistently lets you compare projects on a like-for-like basis, which is the point of the metric.
When comparing properties by price per square foot, always confirm that all figures are on the same BUA basis. Mixing BUA and net area comparisons leads to false conclusions about relative value.
In Dubai, all DLD registrations and RERA marketing disclosures use BUA as the standard measurement. When benchmarking price per square foot against DLD transaction data, you are always comparing BUA-to-BUA, which ensures consistency.
Oliva feeds BUA (Built-Up Area) into a proprietary 6-dimension score that rates eparticularly Dubai project on Financial Value, Market Dynamics, Location, Developer Trust, Risk, Macro Context, and Liquidity. This keeps comparisons consistent across hundreds of listings.
If the net usable area is 620 sq ft (83% efficiency), the effective price per usable square foot is AED 1,935/sq ft. This efficiency ratio matters when comparing two apartments at similar price points.
Stop reading theory. See 建筑面积（bua） on real Dubai projects.
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This content is for educational purposes only and does not constitute investment, financial, legal, or tax advice. Yields, returns, and market data referenced are historical or estimated and are not guaranteed. Capital is at risk. Seek independent professional advice before making investment decisions. Oliva is a licensed Dubai real estate advisor (DLD Broker Card: 92025, RERA BRN: 1573501). Read our Key Risks Disclosure and Disclaimer.