BUA vs GFA in Dubai Real Estate: What's a Better Option for You

Dubai’s zoning FAQ states the rule in plain language. Balconies are excluded from GFA and included in BUA. Gyms generally count toward GFA, unless a master developer grants an exception. That single rule creates most gaps between planning files and glossy brochures. It also explains why resort-style apartments show big BUA numbers. 

Covered parking, open terraces, mechanical rooms, and service areas follow project-specific notes. Practice in Dubai often excludes parking from GFA and may include covered parking in BUA, especially for villas and townhouses. Always confirm the project’s measurement sheet before you sign. 

FAR sets your maximum GFA on a plot. You multiply the plot area by FAR to get the cap. Your design team then balances unit mix, cores, and amenities inside that cap. The math remains simple, and it drives every serious feasibility model in the city.

Example: A 10,000 sq ft plot with FAR 2.5 allows 25,000 sq ft GFA. You cannot price beyond that envelope without approvals. Sales teams can talk finishes and views, but planners and lenders stay glued to this GFA ceiling.

Use price per GFA for cross-project comparisons because the planning standard keeps it consistent. Use price per BUA inside the same lifestyle project because BUA captures covered outdoor living that drives perceived value. Put both numbers in your offer memo and avoid apples-to-oranges arguments later.

If you invest for yield, rent rolls usually rely on Net Lettable Area (NLA). NLA represents the exclusive tenant area that produces income. It sits inside GFA because it excludes common corridors and other shared zones. Align lease plans and service-charge budgets to NLA to protect your IRR. 

You should ask for three documents every time. Request the authority-stamped GFA schedule that ties to FAR. Request the BUA measurement sheet that tags balconies, wall thickness, and covered terraces. Request the NLA lease plan if the asset produces income. Those three deliverables prevent confusing math during negotiations. 

Apartments in Marina, Downtown, and JBR tend to lean on terraces and outdoor views. BUA captures covered balconies that elevate day-to-day living. GFA keeps the enclosed, air-conditioned footprint honest for furniture layouts and storage planning. That mix explains why two “1,200-sq-ft” apartments can feel different. 

Villas in Arabian Ranches, JVC, and similar communities often include garages, maids’ rooms, and covered terraces in BUA. GFA may exclude some of those areas, especially open elements. You confirm the specifics in the authority schedule and the developer’s notes. The goal is a fair price per foot for both lifestyle and compliance.

Professionals use RICS and IPMS standards to avoid confusion when they talk across markets. These frameworks define internal, external, and net measures with precision. You can lean on them when documents from different consultants do not align, or when you benchmark across cities..

1. Identify the metric in the brochure. Ask whether the headline number is BUA or GFA.

2. Request the GFA schedule tied to FAR and approvals.

3. Mark the balcony and covered terrace sizes on the plan.

4. Recalculate AED/BUA and AED/GFA.

5. If the unit gets leased, request NLA for rent calculations. 

A listing shows 1,200 sq ft BUA. The plan shows 1,050 sq ft GFA. The covered balcony measures 150 sq ft. Dubai’s rule excludes that balcony from GFA and includes it in BUA. The difference explains the bigger brochure number. Your negotiation uses both AED/BUA and AED/GFA to stay fair.

A villa shows 3,800 sq ft BUA and 3,420 sq ft GFA. The wraparound covered terrace adds 380 sq ft. A 100 sq ft covered carport sits at the entry. The measurement sheet confirms how the developer treated those areas. You value lifestyle on BUA and benchmark against other projects on GFA. You price rent on NLA if you plan to lease later.

• People accept a single area number without asking for GFA and BUA splits.

• People ignore the balcony line item when it drives a premium.

• People model rent from a BUA figure instead of the NLA on the lease plan.

• People forget that planning approvals and FAR police GFA, not BUA. 

Design teams treat GFA as a hard constraint because FAR locks it from the start. Sales teams lead with BUA because buyers respond to covered outdoor rooms, large windows, and thicker walls that feel premium. Both viewpoints stay valid when you keep the rulebook close. 

Dubai zoning FAQs and authority documents often exclude parking from GFA. Projects may include covered parking in BUA, especially for villas. Mechanical rooms, prayer rooms, and other service spaces can have special treatment in different master plans. You confirm each item in the authority schedule.

Dubai Municipality publishes a Building Code that defines GFA and FAR at the planning level. The Dubai Development Authority issues zoning FAQs that exclude balconies from GFA and include them in BUA. The Dubai Land Department even runs a Developer Calculator that asks for GFA and BUA as separate fields. These references remove ambiguity during deals.

Start with purpose. If you want approvals and yield, lead with GFA. If you want lifestyle and terrace value, read BUA with a careful eye. If you want to rent, hinge on NLA. Always ask for the three documents that prove the math. Then run both price-per-foot numbers, so your comparison stays fair and your negotiation stays sharp.

Use the right tool for the right job. GFA governs compliance, BUA sells lifestyle, and NLA pays the rent. Ask for the schedules. Confirm the balcony rule. State both AED/BUA and AED/GFA, then negotiate with clarity and confidence. 

Question: What is the fastest way to remember BUA vs GFA in Dubai?

Answer: Think planning versus presentation. GFA caps the buildable area through FAR. BUA presents the fully constructed envelope, including covered balconies and terraces that shape daily living. Dubai’s zoning FAQ confirms the balcony rule for easy recall. 

Question: How does FAR change my project math in practice?

Answer: FAR sets a hard ceiling on GFA. You multiply the plot area by the permitted FAR to get the maximum GFA. You must fit cores, amenities, and unit layouts inside that number before marketing. Lenders validate the same calculation during underwriting. 

Question: Should I quote price per GFA or price per BUA in offers?

Answer: Quote both numbers. Use AED/GFA for cross-project benchmarking because the planning standard stays consistent. Use AED/BUA inside lifestyle projects where covered terraces carry value. This twin approach keeps your negotiation clean and defensible. 

Question: How do parking and service rooms affect the numbers?

Answer: Projects often exclude parking from GFA. Covered parking can appear in BUA, especially for villas. Service and mechanical rooms can receive special treatment. Confirm each item in the authority schedule and the project measurement sheet. 

Question: I invest for rental income. Which metric drives cash flow?

Answer: Your rent rolls depend on NLA. This is the tenant-exclusive area that generates revenue. Align leases, service charges, and budgets to NLA. Keep GFA for compliance and building-level benchmarking, and review BUA for marketing only.