The price is the first thing a buyer sees and the first decision that shapes the whole sale. Set it too high and the listing waits for months for the right person. Set it too low and part of the property’s value is left on the table. A good valuation is therefore not a matter of intuition, but of careful analysis. Here is how we prepare it.

Asking price versus transaction price

Listings on property portals show what sellers would like to receive - not what buyers end up paying. The gap between the asking price and the transaction price can be significant, especially in the premium segment, where every property is different. That is why a valuation relies above all on the prices at which similar apartments actually changed hands - data collected in the property price register, which is based on notarial deeds - and on knowledge of what is happening in the market today.

What a comparative market analysis involves

A comparative market analysis sets your property against apartments that have recently sold in the same area, and against those competing with it right now. We compare them feature by feature and assess which differences add value and which reduce it. The result is a price range and a recommendation - with reasoning you can check.

What drives the value of an apartment

  • Location at street level, not district level - the view, a nearby park, the quiet side of the building or the distance to the metro can make prices differ within a few blocks.
  • The building - a pre-war tenement, a 1930s modernist building and a new apartment building attract different buyers with different expectations. The condition of the common parts, a lift, a garage and how the owners’ association works all matter.
  • Floor, light and layout - well-proportioned rooms, ceiling height, the aspect of the windows and the separation of living and sleeping areas often count for more than the size alone.
  • Finish and technical condition - the quality of the finish, the installations, the windows and whether the apartment is ready to move into.
  • Outdoor space - a balcony, a terrace or a garden is a rarity in the city that buyers are willing to pay for.
  • Legal status - separate ownership with its own land and mortgage register, a cooperative ownership right or a mortgage still to be repaid all affect the pool of buyers and the pace of the transaction.

An agent’s valuation versus a formal appraisal

A valuation prepared by an agent is a recommendation of the market price - what the property can realistically sell for, and how quickly. A formal appraisal (operat szacunkowy) is an official document prepared by a licensed property valuer, required for example by a bank for a mortgage, in court proceedings or when dividing assets. They are two different tools, and both can be useful.

Exceptional properties

The more unique the property - a villa in a historic estate, a top-floor apartment with a terrace, a tenement apartment with its original details intact - the fewer direct comparisons there are. Knowledge of the local market, conversations with buyers and experience with similar transactions then matter more. Sometimes an off-market sale - presenting the property discreetly to selected clients - is also a sensible route.

Price is also a strategy

The first weeks of a listing matter most - that is when a property attracts the most interest. A well-set price, a carefully prepared interior and a considered presentation work together. That is why, for us, a valuation is the beginning of a sales plan rather than just a number: it covers the price recommendation, the way the property will be presented and the decision between an open-market and an off-market sale.

Would you like to know what your property is worth? Submit it - we will prepare a free valuation and sales strategy.