Compare like with like
Ask whether a figure is net or gross, where it comes from and how balconies, terraces and shared areas are treated. Do not assume that all adverts use the same measurement convention. Seek qualified measurement advice if a discrepancy matters to the decision.
Test the layout with your furniture
Bring approximate furniture dimensions. Check space for circulation, opening wardrobe doors, dining and working from home. A useful room shape may matter more to your household than a larger headline area.
Include storage and circulation
Look at entrances, corridors, built-in cupboards and space for laundry equipment. Storage that spills into living areas can change the practical value of an otherwise suitable floor plan.
Use a consistent comparison sheet
Rate each home against the same needs: living-room layout, bedroom storage, kitchen worktop space and daylight. Consider floor, orientation, building condition and layout alongside the price. Calculate price per square metre only after clarifying the underlying area figures.