What the “below market” badge means, how it is calculated, and where it can be wrong.
The idea
Every apartment and house listed for sale or monthly rent gets an estimated fair value: the price per square metre that similar homes are asking right now, multiplied by its area.
Choosing similar listings
We look for the narrowest group of at least 8 active listings that match the home, and widen the group step by step when there are too few:
same neighbourhood or metro area, same building type (new or old build), same number of rooms, same renovation status
same neighbourhood, building type and renovation status
same district, building type, rooms and renovation status
same district, building type and renovation status
same city, and so on
The median price per m² of that group is adjusted for floor (first and top floors usually cost less) and for whether there is an ownership deed (kupça). These adjustments are learned from the data, not set by hand.
Reading the result
Fair value: the adjusted median of similar listings.
Typical range: the middle half of those listings (25th to 75th percentile).
“X% below market”: how far the asking price is below the fair value.
“Check listing”: the price is more than 40% below similar homes. That is usually a typo, a share of a property, a price per m² entered as the total, or a bait listing. These are hidden from search by default.
Limits
These are asking prices, not sale prices. Final prices are often a few percent lower.
We can’t see a home’s view, condition, building quality or legal status beyond what the listing says.
Very large apartments (over 350 m²) and very small ones (under 15 m²) are not valued, because there are too few comparable homes.
A fair value is a statistical estimate, not a professional appraisal or financial advice.
How often data updates
New and changed listings are collected every few hours, and every listing is re-checked daily so removed ones drop out. Price changes are recorded each time, which is where “price cut” comes from. Market charts are built from a daily snapshot of all active listings.
