PUM – what does it mean?
PUM is an abbreviation of the expression "usable and residential area". It is the sum of the areas of all rooms in an apartment or residential building in which there is only one apartment. It includes rooms, kitchen, bathrooms, toilets, hallway, hall, corridors, wardrobe, pantry and other rooms that serve the residential and economic needs of residents - regardless of their purpose or method of use. In the case of contracts concluded before the start of the investment, there may therefore be differences between the initial and final value of PUM. Dimensions from the project are verified during measurements before the property is handed over to the buyer, and the final value of PUM in m² is shown in the land and mortgage register and in the certificate of independence of the premises. In a standard multi-family building with a total area of 1000 m², PUM is approximately 700 m².
Residential and usable area vs. usable area
Residential and usable area is sometimes confused with usable area, but these are two different concepts. Unlike PUM, usable area is the area of all rooms in a building – both those that serve residential and non-residential purposes. It takes into account both the dimensions of the building plan and the height of the rooms.
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What is not included in PUM
The PUM value is not equivalent to the entire available area of the premises, because the PUM does not include:
- terraces, balconies and mezzanines;
- laundries and drying rooms;
- attics;
- basements and storage rooms;
- wall storage compartments and built-in wardrobes;
- home gardens.
When buying a property with a garden or terrace, you should therefore bear in mind that their area is not included in the PUM. The same applies to a building with an attic. Owners of attic apartments should remember that the PUM is not always a value equivalent to the actual usable area of a given premises. Due to the presence of sloping ceilings, it becomes much less functional and more difficult to arrange, and part of the floor area cannot be used either.
Check what you need to know before purchasing a commercial or residential building .
PUM – what does it mean for developers and buyers?
The usable and residential area is of great importance to buyers. It is used to calculate, among other things, the property tax that must be paid after purchase. It also affects the amount of operating costs, e.g. the monthly rent for the housing cooperative. The PUM value is also taken into account when selecting a property for the number of residents and their needs. It is this that determines the actual usable area and affects the functionality and comfort of the apartment. PUM is also important for developers. Investments in the form of dense single-family housing allow them to generate a large PUM and thus provide a high return. The higher the PUM value, the more profitable the investment.
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How to calculate PUM?
To calculate the PUM, you need to add up the area of all rooms of a utility nature – both rooms, bathrooms or kitchens, as well as wardrobes or hallways. You also need to add all utility rooms for other purposes – e.g. verandas, covered terraces or various types of workshops. The value of the usable and residential area is initially specified in the property's information brochure and in the development agreement. It is worth remembering, however, that the plot is not included in the PUM.
FAQ – frequently asked questions about PUM
Does the PUM include common areas, e.g. staircases?
The usable floor area (PUM) does not include common areas such as staircases, elevators, or hallways accessible to all building residents. The usable floor area only includes the area of rooms located within a specific residential unit and designated for the exclusive use of the owner.
Is the PUM different from the area entered in the notarial deed?
The usable area (PUM) may differ from the area recorded in the notarial deed, as the notarial deed most often indicates the usable area of the premises calculated according to a specific standard. In practice, PUM is a concept more commonly used in development transactions and investment analyses, while in legal documents, the usable area determined in accordance with applicable regulations is crucial.
Is PUM the same as usable area for tax purposes?
PUM is not always the same as usable floor area for tax purposes. Different rules for calculating square footage may apply when calculating property tax, for example, taking into account room height or ancillary areas, which are sometimes omitted from PUM.
How to check if the PUM in the advertisement is correct?
To verify whether the PUM listed in the advertisement is accurate, it's worth comparing data from the prospectus, floor plans, and technical documentation. If in doubt, it's also a good idea to verify the provisions in the development agreement or consult with an architect or appraiser.
Can the PUM be calculated independently for a property?
You can calculate the usable area of a property yourself by adding up the areas of all the usable rooms in the property. However, remember to exclude elements such as balconies, terraces, basements, or storage units and to apply uniform measurement principles, preferably in accordance with building codes.
Can the PUM differ from the square footage given in advertisements?
The usable area (PUM) may differ from the square footage listed in advertisements, as advertisers sometimes use a different method to calculate total or usable area. These differences may be small, but they can have a significant impact on the price per square meter when purchasing a property.
Does the PUM take into account the area under the slopes in the attic apartment?
The PUM (Urban Floor Area) calculation takes into account the area under the sloped ceilings in attic apartments, but only to the extent specified by applicable standards. Typically, areas below a specified minimum height are partially or not included at all, which can significantly reduce the final PUM calculation for attic apartments.