How do you calculate the square footage of a house?

Measure the length and width of each room in feet, multiply length × width to get each room's square footage, then add all rooms together. For irregular shapes, break the area into rectangles, calculate each one, and sum them. Only include finished, livable space with ceiling heights of at least 7 feet. Most smartphones have a built-in measure app that uses the camera to help you measure rooms quickly.

What counts as square footage in Canada?

In Canada, only finished, above-grade (above ground level) living space with a minimum ceiling height of approximately 7 feet is typically counted as livable square footage. This includes bedrooms, living rooms, kitchens, bathrooms, and hallways. It generally excludes unfinished basements, garages, enclosed porches, crawl spaces, and exterior areas. A finished basement may be reported separately (e.g., "1,800 sq ft above grade + 800 sq ft finished basement").

Does a finished basement count as square footage?

Typically, no — not in the primary square footage figure. Most Canadian real estate standards (including RECA in Alberta and RECO in Ontario) require above-grade and below-grade square footage to be reported separately. A finished basement adds value but should be listed separately from the main living area. When comparing home sizes, make sure you are comparing above-grade footage to above-grade footage.

How accurate is the square footage on MLS listings?

MLS square footage can vary in accuracy. The figure may come from the builder, a previous listing, property tax records, or the seller's estimate — and errors are common. Studies have found discrepancies of 5%–15% between listed and actual square footage. If square footage is important to your purchase decision (especially on a price-per-square-foot basis), consider hiring an appraiser or measuring yourself.

What is the price per square foot in Canada?

Price per square foot varies enormously by market. In 2026, typical ranges are: Toronto $700–$1,200+/sq ft (condos), Vancouver $800–$1,400+/sq ft (condos), Calgary $350–$550/sq ft, Ottawa $400–$600/sq ft, Montreal $400–$650/sq ft. For detached homes, the per-square-foot cost is generally lower because land value is a major component and larger homes have lower costs per square foot.

How to Calculate Square Footage of a Home in Canada (2026)

Whether you are buying, selling, or renovating, knowing how to accurately calculate square footage is essential.

How to measure square footage

Step-by-step method

Step	What to Do
1. Gather tools	Tape measure (or laser measure or smartphone app), paper, calculator
2. Sketch a floor plan	Draw a rough outline of each floor
3. Measure each room	Measure length and width in feet
4. Calculate each room	Length × width = square footage
5. Handle irregular shapes	Break into rectangles, calculate each, and add together
6. Add all rooms	Sum all room areas for total square footage per floor
7. Add all floors	Sum each floor’s total (above-grade only for primary figure)

Measurement example

Room	Length (ft)	Width (ft)	Square Footage
Living room	18	14	252
Kitchen	14	12	168
Dining room	12	10	120
Primary bedroom	16	14	224
Bedroom 2	12	11	132
Bedroom 3	11	10	110
Primary bathroom	10	8	80
Bathroom 2	8	6	48
Hallways / closets	—	—	120 (estimated)
Main floor total			1,254 sq ft

Handling irregular rooms

For L-shaped, T-shaped, or angled rooms:

Break the room into rectangular sections
Measure each rectangle separately
Add the rectangles together

Example: L-shaped living room

Section A: 14 ft × 10 ft = 140 sq ft
Section B: 8 ft × 6 ft = 48 sq ft
Total: 188 sq ft

What counts as livable square footage

Space	Counts?	Notes
Living room, bedrooms, kitchen	✅ Yes	Standard livable space
Bathrooms	✅ Yes	Included in total
Hallways and closets	✅ Yes	Part of the interior
Finished above-grade rooms	✅ Yes	Must have proper ceiling height
Finished basement	⚠️ Separate	Reported separately — not in primary sq ft
Unfinished basement	❌ No	Not livable space
Garage	❌ No	Not livable space
Enclosed porch / sunroom	⚠️ Depends	Only if heated and finished to residential standard
Attic	⚠️ Depends	Only if finished with 7+ ft ceiling
Exterior spaces (deck, balcony)	❌ No	Not interior space
Under stairs	❌ No	Unless usable height (typically not)

Measuring tools

Tool	Accuracy	Cost	Best For
Tape measure (25+ ft)	High	$10–$25	Small rooms, precise measurements
Laser distance measure	Very high	$40–$150	Fast, accurate, one-person operation
Smartphone measure app	Moderate	Free	Quick estimates, convenience
Measuring wheel	High	$30–$60	Large spaces, outdoor areas
Professional appraiser	Highest	$300–$500	Official measurements for transactions

Square footage by property type

How different property types are measured

Property Type	What’s Measured	Notes
Detached house	Exterior wall measurements, all above-grade floors	Basement reported separately
Semi-detached	Same as detached — your half only	Shared wall to centre point
Townhouse (freehold)	Same as detached	Shared walls to centre point
Condo	Interior measurements (inside the walls)	Per condo declaration — may differ from exterior
Condo townhouse	Interior measurements	As per declaration schedule

Interior vs exterior measurement

Method	Used For	Difference
Exterior (outside wall to outside wall)	Detached, semi, freehold townhouse	Larger figure — includes wall thickness
Interior (inside wall to inside wall)	Condos	Smaller figure — excludes walls
Typical difference		Exterior is ~5%–10% larger than interior

Price per square foot

City	Condo ($/sq ft)	Detached ($/sq ft)
Toronto	$700–$1,200	$500–$900
Vancouver	$800–$1,400	$600–$1,100
Calgary	$350–$550	$300–$450
Ottawa	$400–$600	$300–$500
Montreal	$400–$650	$300–$500
Edmonton	$300–$450	$250–$400
Winnipeg	$250–$400	$200–$350
Halifax	$350–$550	$250–$400

Price per square foot is useful for comparing similar properties — but always consider location, condition, and lot size as well.

Common mistakes

Mistake	How to Avoid
Including the basement in primary sq ft	Always list basement separately
Including the garage	Garages are never livable space
Not measuring walls and closets	Include hallways, closets, and wall thickness (for exterior method)
Relying on property tax records	Tax records can be inaccurate — verify by measuring
Comparing condo (interior) to house (exterior)	Know which method was used before comparing
Ceiling height issues	Spaces below 7 ft ceiling do not count
Rounded or estimated measurements	Measure precisely — rounding errors compound

Why square footage matters

Use Case	Why It Matters
Buying	Verify listed size; compare price per sq ft between properties
Selling	Accurate sq ft supports your listing price and builds buyer confidence
Appraising	Appraisers use sq ft for comparable analysis — errors affect valuation
Renovating	Accurate floor plans needed for material estimates and permits
Insurance	Replacement cost is partially based on square footage
Property tax	Assessments factor in livable area