--- a/tests/src/nesting/collectionProperties.seqtest.ts
+++ b/tests/src/nesting/collectionProperties.seqtest.ts
@@ -15,7 +15,7 @@
 // along with Unique Network. If not, see <http://www.gnu.org/licenses/>.
 
 import {IKeyringPair} from '@polkadot/types/types';
-import {itSub, Pallets, usingPlaygrounds, expect, requirePalletsOrSkip} from '../util';
+import {itSub, Pallets, usingPlaygrounds, expect, requirePalletsOrSkip, sizeOfProperty} from '../util';
 
 describe('Integration Test: Collection Properties with sudo', () => {
   let superuser: IKeyringPair;
@@ -48,14 +48,14 @@
       ];
       const collection = await helper[testSuite.mode].mintCollection(alice, {properties});
 
-      const newProperty = ' '.repeat(4096);
-      await collection.setProperties(alice, [{key: 'space', value: newProperty}]);
+      const newProperty = {key: 'space', value: ' '.repeat(4096)};
+      await collection.setProperties(alice, [newProperty]);
       const originalSpace = await collection.getPropertiesConsumedSpace();
-      expect(originalSpace).to.be.equal(properties[0].value.length + properties[1].value.length + newProperty.length);
+      expect(originalSpace).to.be.equal(sizeOfProperty(properties[0]) + sizeOfProperty(properties[1]) + sizeOfProperty(newProperty));
 
       await helper.getSudo().executeExtrinsic(superuser, 'api.tx.unique.forceRepairCollection', [collection.collectionId], true);
       const recomputedSpace = await collection.getPropertiesConsumedSpace();
       expect(recomputedSpace).to.be.equal(originalSpace);
     });
   }));
-});
\ No newline at end of file
+});
--- a/tests/src/nesting/collectionProperties.test.ts
+++ b/tests/src/nesting/collectionProperties.test.ts
@@ -15,7 +15,7 @@
 // along with Unique Network. If not, see <http://www.gnu.org/licenses/>.
 
 import {IKeyringPair} from '@polkadot/types/types';
-import {itSub, Pallets, usingPlaygrounds, expect, requirePalletsOrSkip} from '../util';
+import {itSub, Pallets, usingPlaygrounds, expect, requirePalletsOrSkip, sizeOfProperty} from '../util';
 
 describe('Integration Test: Collection Properties', () => {
   let alice: IKeyringPair;
@@ -134,9 +134,10 @@
         return `${propDataChar}`.repeat(propDataSize);
       };
 
-      await collection.setProperties(alice, [{key: propKey, value: makeNewPropData()}]);
+      const property = {key: propKey, value: makeNewPropData()};
+      await collection.setProperties(alice, [property]);
       const originalSpace = await collection.getPropertiesConsumedSpace();
-      expect(originalSpace).to.be.equal(propDataSize);
+      expect(originalSpace).to.be.equal(sizeOfProperty(property));
 
       const sameSizePropertiesPossibleNum = maxCollectionPropertiesSize / propDataSize;
 
@@ -158,9 +159,10 @@
       const propDataSize = 4096;
       const propData = 'a'.repeat(propDataSize);
 
-      await collection.setProperties(alice, [{key: propKey, value: propData}]);
+      const property = {key: propKey, value: propData};
+      await collection.setProperties(alice, [property]);
       let consumedSpace = await collection.getPropertiesConsumedSpace();
-      expect(consumedSpace).to.be.equal(propDataSize);
+      expect(consumedSpace).to.be.equal(sizeOfProperty(property));
 
       await collection.deleteProperties(alice, [propKey]);
       consumedSpace = await collection.getPropertiesConsumedSpace();
@@ -173,31 +175,27 @@
       const collection = await helper[testSuite.mode].mintCollection(alice);
       const originalSpace = await collection.getPropertiesConsumedSpace();
 
-      const initPropDataSize = 4096;
-      const biggerPropDataSize = 5000;
-      const smallerPropDataSize = 4000;
-
-      const initPropData = 'a'.repeat(initPropDataSize);
-      const biggerPropData = 'b'.repeat(biggerPropDataSize);
-      const smallerPropData = 'c'.repeat(smallerPropDataSize);
+      const initProp = {key: propKey, value: 'a'.repeat(4096)};
+      const biggerProp = {key: propKey, value: 'b'.repeat(5000)};
+      const smallerProp = {key: propKey, value: 'c'.repeat(4000)};
 
       let consumedSpace;
       let expectedConsumedSpaceDiff;
 
-      await collection.setProperties(alice, [{key: propKey, value: initPropData}]);
+      await collection.setProperties(alice, [initProp]);
       consumedSpace = await collection.getPropertiesConsumedSpace();
-      expectedConsumedSpaceDiff = initPropDataSize - originalSpace;
+      expectedConsumedSpaceDiff = sizeOfProperty(initProp) - originalSpace;
       expect(consumedSpace).to.be.equal(originalSpace + expectedConsumedSpaceDiff);
 
-      await collection.setProperties(alice, [{key: propKey, value: biggerPropData}]);
+      await collection.setProperties(alice, [biggerProp]);
       consumedSpace = await collection.getPropertiesConsumedSpace();
-      expectedConsumedSpaceDiff = biggerPropDataSize - initPropDataSize;
-      expect(consumedSpace).to.be.equal(initPropDataSize + expectedConsumedSpaceDiff);
+      expectedConsumedSpaceDiff = sizeOfProperty(biggerProp) - sizeOfProperty(initProp);
+      expect(consumedSpace).to.be.equal(sizeOfProperty(initProp) + expectedConsumedSpaceDiff);
 
-      await collection.setProperties(alice, [{key: propKey, value: smallerPropData}]);
+      await collection.setProperties(alice, [smallerProp]);
       consumedSpace = await collection.getPropertiesConsumedSpace();
-      expectedConsumedSpaceDiff = biggerPropDataSize - smallerPropDataSize;
-      expect(consumedSpace).to.be.equal(biggerPropDataSize - expectedConsumedSpaceDiff);
+      expectedConsumedSpaceDiff = sizeOfProperty(biggerProp) - sizeOfProperty(smallerProp);
+      expect(consumedSpace).to.be.equal(sizeOfProperty(biggerProp) - expectedConsumedSpaceDiff);
     });
   }));
 });
@@ -237,7 +235,7 @@
     itSub('Fails to set properties that exceed the limits', async ({helper}) =>  {
       const collection = await helper[testSuite.mode].mintCollection(alice);
 
-      const spaceLimit = (await (collection.helper!.api! as any).query.common.collectionProperties(collection.collectionId)).spaceLimit.toNumber();
+      const spaceLimit = helper.getApi().consts.unique.maxCollectionPropertiesSize.toNumber();
 
       // Mute the general tx parsing error, too many bytes to process
       {
--- a/tests/src/nesting/tokenProperties.seqtest.ts
+++ b/tests/src/nesting/tokenProperties.seqtest.ts
@@ -15,7 +15,7 @@
 // along with Unique Network. If not, see <http://www.gnu.org/licenses/>.
 
 import {IKeyringPair} from '@polkadot/types/types';
-import {itSub, Pallets, usingPlaygrounds, expect, requirePalletsOrSkip} from '../util';
+import {itSub, Pallets, usingPlaygrounds, expect, requirePalletsOrSkip, sizeOfProperty} from '../util';
 
 describe('Integration Test: Token Properties with sudo', () => {
   let superuser: IKeyringPair;
@@ -57,16 +57,15 @@
           : collection.mintToken(alice)
       );
 
-      const propDataSize = 4096;
-      const propData = 'a'.repeat(propDataSize);
+      const prop = {key: propKey, value: 'a'.repeat(4096)};
 
-      await token.setProperties(alice, [{key: propKey, value: propData}]);
+      await token.setProperties(alice, [prop]);
       const originalSpace = await token.getTokenPropertiesConsumedSpace();
-      expect(originalSpace).to.be.equal(propDataSize);
+      expect(originalSpace).to.be.equal(sizeOfProperty(prop));
 
       await helper.getSudo().executeExtrinsic(superuser, 'api.tx.unique.forceRepairItem', [token.collectionId, token.tokenId], true);
       const recomputedSpace = await token.getTokenPropertiesConsumedSpace();
       expect(recomputedSpace).to.be.equal(originalSpace);
     });
   }));
-});
\ No newline at end of file
+});
--- a/tests/src/nesting/tokenProperties.test.ts
+++ b/tests/src/nesting/tokenProperties.test.ts
@@ -15,7 +15,7 @@
 // along with Unique Network. If not, see <http://www.gnu.org/licenses/>.
 
 import {IKeyringPair} from '@polkadot/types/types';
-import {itSub, Pallets, requirePalletsOrSkip, usingPlaygrounds, expect} from '../util';
+import {itSub, Pallets, requirePalletsOrSkip, usingPlaygrounds, expect, sizeOfProperty} from '../util';
 import {UniqueHelper, UniqueNFToken, UniqueRFToken} from '../util/playgrounds/unique';
 
 describe('Integration Test: Token Properties', () => {
@@ -353,9 +353,10 @@
           : collection.mintToken(alice)
       );
 
-      await token.setProperties(alice, [{key: propKey, value: makeNewPropData()}]);
+      const property = {key: propKey, value: makeNewPropData()};
+      await token.setProperties(alice, [property]);
       const originalSpace = await token.getTokenPropertiesConsumedSpace();
-      expect(originalSpace).to.be.equal(propDataSize);
+      expect(originalSpace).to.be.equal(sizeOfProperty(property));
 
       const sameSizePropertiesPossibleNum = maxTokenPropertiesSize / propDataSize;
 
@@ -393,9 +394,10 @@
       const propDataSize = 4096;
       const propData = 'a'.repeat(propDataSize);
 
-      await token.setProperties(alice, [{key: propKey, value: propData}]);
+      const property = {key: propKey, value: propData};
+      await token.setProperties(alice, [property]);
       let consumedSpace = await token.getTokenPropertiesConsumedSpace();
-      expect(consumedSpace).to.be.equal(propDataSize);
+      expect(consumedSpace).to.be.equal(sizeOfProperty(property));
 
       await token.deleteProperties(alice, [propKey]);
       consumedSpace = await token.getTokenPropertiesConsumedSpace();
@@ -424,31 +426,27 @@
       );
       const originalSpace = await token.getTokenPropertiesConsumedSpace();
 
-      const initPropDataSize = 4096;
-      const biggerPropDataSize = 5000;
-      const smallerPropDataSize = 4000;
-
-      const initPropData = 'a'.repeat(initPropDataSize);
-      const biggerPropData = 'b'.repeat(biggerPropDataSize);
-      const smallerPropData = 'c'.repeat(smallerPropDataSize);
+      const initProp = {key: propKey, value: 'a'.repeat(4096)};
+      const biggerProp = {key: propKey, value: 'b'.repeat(5000)};
+      const smallerProp = {key: propKey, value: 'c'.repeat(4000)};
 
       let consumedSpace;
       let expectedConsumedSpaceDiff;
 
-      await token.setProperties(alice, [{key: propKey, value: initPropData}]);
+      await token.setProperties(alice, [initProp]);
       consumedSpace = await token.getTokenPropertiesConsumedSpace();
-      expectedConsumedSpaceDiff = initPropDataSize - originalSpace;
+      expectedConsumedSpaceDiff = sizeOfProperty(initProp) - originalSpace;
       expect(consumedSpace).to.be.equal(originalSpace + expectedConsumedSpaceDiff);
 
-      await token.setProperties(alice, [{key: propKey, value: biggerPropData}]);
+      await token.setProperties(alice, [biggerProp]);
       consumedSpace = await token.getTokenPropertiesConsumedSpace();
-      expectedConsumedSpaceDiff = biggerPropDataSize - initPropDataSize;
-      expect(consumedSpace).to.be.equal(initPropDataSize + expectedConsumedSpaceDiff);
+      expectedConsumedSpaceDiff = sizeOfProperty(biggerProp) - sizeOfProperty(initProp);
+      expect(consumedSpace).to.be.equal(sizeOfProperty(initProp) + expectedConsumedSpaceDiff);
 
-      await token.setProperties(alice, [{key: propKey, value: smallerPropData}]);
+      await token.setProperties(alice, [smallerProp]);
       consumedSpace = await token.getTokenPropertiesConsumedSpace();
-      expectedConsumedSpaceDiff = biggerPropDataSize - smallerPropDataSize;
-      expect(consumedSpace).to.be.equal(biggerPropDataSize - expectedConsumedSpaceDiff);
+      expectedConsumedSpaceDiff = sizeOfProperty(biggerProp) - sizeOfProperty(smallerProp);
+      expect(consumedSpace).to.be.equal(sizeOfProperty(biggerProp) - expectedConsumedSpaceDiff);
     }));
 });
 
--- a/tests/src/util/index.ts
+++ b/tests/src/util/index.ts
@@ -176,3 +176,26 @@
 }
 
 describeXCM.skip = (name: string, fn: (this: Mocha.Suite) => void) => describeXCM(name, fn, {skip: true});
+
+export function sizeOfInt(i: number) {
+  if (i < 0 || i > 0xffffffff) throw new Error('out of range');
+  if(i < 0b11_1111) {
+    return 1;
+  } else if (i < 0b11_1111_1111_1111) {
+    return 2;
+  } else if (i < 0b11_1111_1111_1111_1111_1111_1111_1111) {
+    return 4;
+  } else {
+    return 5;
+  }
+}
+
+const UTF8_ENCODER = new TextEncoder();
+export function sizeOfEncodedStr(v: string) {
+  const encoded = UTF8_ENCODER.encode(v);
+  return sizeOfInt(encoded.length) + encoded.length;
+}
+
+export function sizeOfProperty(prop: {key: string, value: string}) {
+  return sizeOfEncodedStr(prop.key) + sizeOfEncodedStr(prop.value);
+}