- What it reads
- Asking prices from the two largest Georgian portals, daily, plus the back catalogue rather than only this week. 31,224 properties so far, with the rental listings behind the yield figures.
- How your estimate is built
- Outwards from the closest evidence: your building first, then street, neighbourhood, district. Nothing is discarded. Then it adjusts for size against the local norm, floor, condition, and for land whether utilities already reach the plot.
- Why the range narrows
- Comparable flats agree to about 5% within one building, 11% on a street, 15% across a district. Naming your street and house number is worth more than every other optional question combined.
- The caveat that matters
- Asking prices from live listings, not recorded sale prices. Georgia's registry records who owns a property and what is charged against it, never the price, so there is no local equivalent of the UK Land Registry to anchor on.
- How accurate it is
- Every week each listing is predicted by a version of the engine that never saw it. On the last rebuild it landed within 11.5% of the asking price half the time. That number sets the width of your range and is printed beside your estimate.
- Where it stays silent
- Districts with too few listings are not offered. A segment that measures well enough for a range but not a single figure shows the range and says so; one that fails both says we do not know. Coverage changes on its own as data fills in.
- Land
- Farmland or building land, and whether utilities reach the plot. Both move prices enormously. Road access matters as much and appears in no listing, so your answer is treated as a warning rather than a price.