How a Property Valuation Is Calculated
A valuation does not have to be a mystery. We explain what drives the price, how automated valuation works, and how to get a ballpark value for your property in seconds.
What drives the value most
A property’s value depends on several factors, but they do not weigh equally. Roughly in order of impact:
- Location (price per m² in the area) — by far the biggest factor. The same flat in two areas can differ several times over.
- Floor area — bigger flats cost more in total, but smaller flats usually have a higher price per m².
- Age and condition — year built, renovation, build quality.
- Floor and aspect — high floor with a lift, balcony, orientation.
- Type — flat, house or new build (new build carries a premium).
- Legal status — registration and encumbrances (mortgage, usufruct) affect price and sale.
Price per square metre is the starting point
The simplest valuation starts from the average price per m² for the specific area, multiplied by the floor area and then adjusted for age, floor and more. That is why location matters so much — it sets the base €/m².
- Estimate = (price per m² in the area) × (floor area) × (adjustments).
- Smaller flats usually have a higher €/m² (more demand, lower total) — so 30 m² and 90 m² are not the same €/m².
- Our valuation takes the price per m² at your address and adjusts it to the flat size you enter.
Automated valuation (AVM) — how it works
An automated valuation model (AVM) is the same principle portals like Zillow use: the model combines market prices for a location with the property’s details and returns a ballpark value in a second.
- It uses local prices + property characteristics (area, age, type).
- On Kaza.rs we also use cadastre data (area, floors, parcel) for a more precise input.
- Honestly: an AVM is indicative — most accurate where there is a lot of data, less so for unusual or rare properties.
Estimate vs. official appraisal
It is important to distinguish two things:
- An informational (automated) estimate — free, instant, for orientation (e.g. "is the listing price realistic").
- An official appraisal — done by a licensed appraiser, on site. Banks require it for a mortgage; courts/probate for legal proceedings.
Our valuation is the first kind — great for a first picture, but not a substitute for an official appraisal when you need a document.
How to value your property for free
- 1. Open the valuation page and enter the address (start typing the street — we suggest from our database).
- 2. Enter the floor area or the flat number (we pull the area from the cadastre).
- 3. You get a value estimate, a rent estimate and the legal status of that exact property.
- 4. Planning a loan? Drop the amount into the mortgage calculator to see the monthly payment.
Frequently asked questions
Is the valuation on Kaza.rs free?
Yes. Enter an address and the floor area (or flat number) and you immediately get a ballpark value, a rent estimate and the legal status — no fee and no registration.
How accurate is an automated valuation?
An automated valuation is indicative. It is most accurate where there is enough market and cadastre data, and less precise for unusual properties. For an official document you need a licensed appraiser.
What affects a flat’s price the most?
Location — the price per m² in that area — by far. Then floor area, age and condition, floor, property type and legal status.
Why does a smaller flat have a higher price per m²?
Smaller flats have more demand and a lower total amount, so they usually carry a higher €/m² than large ones. That is why a valuation adjusts the price to size rather than simply multiplying m² by a fixed rate.
Do I need an official appraisal for a loan?
Yes. For a mortgage, banks require a licensed appraiser’s valuation on site. Our estimate is informational — useful for orientation before you start the process.
An automated valuation is informational and is not an official appraisal. Legal and lending procedures require a valuation by a licensed appraiser.