Loggia

The loggia is an outdoor area that is recessed into the building’s facade, covered, and enclosed on the sides-unlike a balcony, it does not protrude from the facade but is integrated into the building and bounded on at least two or three sides by walls or columns. This architectural feature makes the loggia more weather-protected than a conventional balcony and thus more attractive for year-round outdoor use. In the calculation of living space, it is counted as half the area according to the German Living Space Ordinance (WoFlV)-a significant difference from interior space, which is counted in full.

Architectural Features and Distinction from a Balcony

The key difference between a loggia and a balcony lies in their structural integration: A balcony is a cantilevered element that is open on the sides and bounded only by a railing. A loggia is set back behind the building’s facade, is covered, and is enclosed on the sides by walls or columns. This provides natural protection from the elements: Wind and rain from the sides barely penetrate, and the roof protects against direct sunlight.

In post-war apartment buildings as well as in new constructions, the loggia is a widespread form of outdoor space. It offers an outdoor area usable year-round while simultaneously protecting the living and sleeping rooms behind it from direct sunlight-which is particularly pleasant in south- and west-facing locations. Architecturally, the loggia is a defining element of facade design and lends many apartment buildings a structured, high-quality appearance.

Inclusion in Living Area

According to the Living Area Ordinance (WoFlV), 50% of a loggia is counted toward the living area-just like balconies, roof terraces, and terraces. Exception: Well-finished, heated, or glassed-in loggias may be classified differently on a case-by-case basis. When marketing apartments, the listing should clearly distinguish between living space (including 50% loggia area) and the actual outdoor area.

A 10 m² loggia increases the stated living area by 5 m², not 10 m². The loggia area plays an important role in pricing and rent calculations: It enhances the unit’s living value but is only included proportionally in the living area. Buyers and tenants should inquire about the actual outdoor area separately to realistically assess the proportion of outdoor space.

Glazing the Loggia: Opportunities and Requirements

A glazed loggia is popular with many owners because it extends the usable season and visually expands the living space. Depending on the design, glazing may be classified as a sunroom and increase the actual living area (according to the energy performance certificate). However, glazing is subject to certain requirements: In condominium complexes, it constitutes a structural alteration to the common property and requires a resolution by the condominium owners’ association. Additionally, a building permit may be required.

In historic buildings or ensembles, glazing is often not permitted at all, as it alters the appearance of the facade. For buildings subject to an energy performance certificate, glazing can positively impact the energy balance if thermally separated systems are used. Anyone wishing to glaze a loggia should therefore first consult the WEG administration and the building authority.

Practical Tip for Owners in Nuremberg and Franconia

In Nuremberg, loggias are particularly common in residential areas built between the 1950s and 1980s-such as in Langwasser, Schniegling, or Röthenbach a. d. Pegnitz. When selling or re-renting, it’s worth highlighting the loggia as a special feature: it offers sheltered outdoor living space, which is particularly valued in the region due to the changeable weather.

Also check whether glazing the loggia is permitted under building codes and within the context of the WEG (German Condominium Act)-this can significantly increase the property’s appeal. For the sale, we recommend professional photos that show the loggia in good weather-outdoor spaces are often underappreciated in property listings, even though they are a decisive factor for many buyers.

Frequently Asked Questions

Can I retrofit my loggia with glazing?

This is possible, but subject to certain conditions. In condominium complexes, glazing constitutes a structural alteration to the common property and requires a resolution by the condominium owners’ association. Additionally, a building permit may be required if the glazed loggia is classified as living space. First, speak with the property manager and, if necessary, obtain building code information from the Nuremberg Building Authority.

How does a loggia differ from a veranda?

A veranda is a covered extension in front of the house, often at ground floor level, with a view of the garden. A loggia is built into the facade and is usually located on higher floors. Verandas are typical of single-family homes; loggias are found primarily in multi-family buildings.

Does the loggia area count toward property tax?

For property tax purposes, it is not the living area as defined by the WoFlV that is decisive, but rather the unit value or, under the new Bavarian area model, the land and building area. The loggia is included in the calculation of the building’s usable area. Therefore, when filing the property tax return, the actual proportion of the loggia’s area is relevant, not the half calculated according to the WoFlV.

Can I also use the loggia for storage purposes?

In principle, yes, but within the framework of the WEG rules and the house rules. In many residential complexes, visually disruptive storage items (bicycles, furniture, boxes) are prohibited on the loggia, as they disrupt the uniform appearance of the facade. Check the declaration of division and house rules for your complex.

How does a loggia affect the purchase price of an apartment?

A loggia measurably increases the living value of an apartment because it offers an outdoor space that is usable year-round and protected from the elements. In the Nuremberg housing market, loggias are viewed positively when determining the purchase price-the effect is stronger than with a standard balcony of the same size, as the weather protection increases the practical utility. When calculating living space according to the WoFlV, the loggia is counted as 50% of the total; however, for market valuation, the actual usable area plays a greater role. Apartments with a south- or west-facing loggia generally command a premium over comparable units without an outdoor area. For buyers, it is worth specifically asking about the loggia’s orientation in the property listing and paying attention to weather protection, views, and noise levels during the viewing.

Back to the Real Estate Glossary.