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Flat valuation: what it is worth, how much to buy it for, how much to sell it for

Enter the locality, then the street, building number, floor area and floor on the next page. Using notarial deeds, we will calculate the value per m², a good price for the buyer and seller, a comparison with flats of different sizes and on different floors nearby, and the probability of prices rising. No AI: just maths, 992 cities and municipalities.

Examples: Kraków, Adama Bochenka 14, 52 m², 2th floor · Warsaw, Puławska, 60 m² · Wrocław, Legnicka, 45 m², ground floor · Gdańsk, Jana Pawła II, 38 m², 3th floor

Largest cities

Median price per m² over the last 12 months; the full list of localities is available in the search above.

How we calculate the valuation

  1. Comparable transactions. From the Property Price Register (RCN, Polish official register of real-estate transactions), we take notarial deeds from the same building, the same street and the surrounding area within 800 m (based on coordinates from the register), covering all years.
  2. Adjustment to today's level. We adjust each price to today's level using the locality's price index (median PLN/m² month by month). If the locality has a gap in its data, we use the index for the voivodeship or Poland.
  3. Adjusting for characteristics. Differences in floor area, floor, market (primary or secondary) and district relative to the flat being valued are adjusted using factors calculated by regression from the last 36 months of transactions in the locality.
  4. Weights and range. Transactions from the same building carry the most weight, followed by those from the street and surrounding area; newer deeds, a similar floor area and the same floor carry more weight. The result consists of weighted quantiles: the value (median), typical range, and thresholds for the buyer and seller.
  5. When to buy, when to sell. We take all 12-month windows from the index history where the preceding six months looked like the current period, and calculate the proportion in which the price was higher a year later. This is a historical statistic, not a forecast.
  6. Flat condition and costs. The register does not record the condition of the flat, so for a property marked “in need of renovation” we deduct the renovation cost based on the service price index, while below we show renovation service prices, tax and the notarial fee.

All thresholds and weights are transparent: building 1.0, street 0.55, surrounding area 0.5 decreasing with distance, half the weight after 30 months, factors from ridge regression, and quantiles of 10/25/50/75/90%. The valuation is for information purposes and is not a formal property valuation within the meaning of Article 156 of the Real Estate Management Act. Where the data comes from and how we clean it.

Valuation questions

Is the valuation accurate?

This is an estimate based on prices paid for similar flats, not a formal property valuation. For a building with a dozen or more transactions in recent years, the typical range (half of all transactions) is usually a dozen or so per cent wide; in a small locality with no street specified, it is wider. The model cannot account for the standard of finish, view, lift or legal encumbrances.

Where do the prices come from?

From the Property Price Register (RCN, Polish official register of real-estate transactions), maintained by county heads and city mayors and made available by the Head Office of Geodesy and Cartography, supplemented by the registers of Warsaw, Kraków, Łódź and Wrocław. These are prices from notarial deeds, not listings. We do not publish the parties' details, deed numbers or unit numbers.

Does the valuation use artificial intelligence?

No. It is standard statistics: a price index, factor regression, weighted quantiles and counts of historical windows. Every figure can be reproduced from the transactions shown on the valuation page.

What does a “good price for the buyer” mean?

A price lower than in 3 out of 4 comparable transactions (25th percentile), adjusted to today's level and the characteristics of the flat being valued. A “bargain” is a price lower than in 9 out of 10 transactions. For the seller, the “realistic price” is the median, while an asking price between the median and the 75th percentile leaves room for negotiation.