Pricing your property
Asking prices are not market prices
The prices you read in listings are asking prices, not agreed prices. The gap between the two moves with market pressure and with how long a property sits online. Anchoring on neighbouring listings therefore often means reproducing their overvaluation.
Start from public references
The Observatoire de l'Habitat publishes average prices per m² by municipality, built from sales actually registered. That is the basis on which immoKlar computes the market price check shown on listings. These averages give you the order of magnitude for a municipality; they say nothing about your property in particular.
What moves a property off the average
At equal floor area, condition, energy class, floor level and whether there is a lift, parking, orientation and quiet all weigh heavily. Nor is a municipality uniform: two adjacent neighbourhoods can sit well apart from its average. Start from the municipal reference, then justify each deviation.
The cost of overpricing
An overpriced property rarely sells for more: it stays online. After a few weeks, buyers who follow the market read it as unsold and wait for the drop, which weakens your position when it comes to negotiating. A price in line with the market from day one concentrates interest on the period when the listing is most visible.