What is my property worth?

Every day we read the asking price of apartments, houses and plots of land listed for sale in the cities we cover, across the two largest Georgian property portals, and we keep going deeper into the back catalogue rather than only reading what was posted this week. That is 31,224 properties so far, along with the rental listings that give us the yield figures.

Your estimate is built outwards from wherever we have the most relevant evidence. If we hold enough sales in your actual building, that counts for most of it; if not, your street carries the weight, then your neighbourhood, then your district. Nothing is thrown away, and a handful of sales next door is not ignored just because it is a handful. Then we adjust for the property itself: its size against the local norm, which floor it is on, its condition, and for land whether power, water, gas and drainage already reach it.

This is also why the range narrows the more you tell us. Comparable flats in one building agree on price to within about 5%, on one street to within 11%, and across a whole district only to within 15%. Naming your street and house number is worth more than every other optional question put together.

The single most important caveat: these are asking prices, not sold prices. In the United Kingdom, tools like Zoopla can anchor on the Land Registry record of what every home actually sold for. Georgia has no equivalent. The public registry records who owns a property and what is charged against it, never the price. So we are honest about what we have: what comparable properties are being asked for right now, near you.

We measure ourselves rather than asserting accuracy. Every week each listing is predicted by a version of the engine that was never shown it, so the score is what it achieves on properties it has genuinely not seen. On the most recent rebuild it landed within 11.5% of the true asking price half the time. That figure is printed next to your estimate, and it is also how the width of your range is set: we publish the error we actually measured for properties described as fully as yours, not an average that flatters the easy cases.

Where we cannot be accurate, we say nothing rather than guess. Districts with too few listings to measure are not offered at all. Nothing here is a fixed list: every week each property type in each city is tested against listings it has never seen, and it is allowed to answer only if it passes. One that measures well enough for a range but not for a single figure will show you the range and say so, and one that fails both tells you we do not know. That is why coverage changes on its own as the data fills in.

For land we ask what the listings actually tell us: whether it is farmland or building land, and whether power, water, gas and drainage already reach it. Those move plot prices enormously. Road access matters just as much and appears in no listing anywhere, so we ask you about it and treat your answer as a warning on the estimate rather than pretending we can price it.