Price per square meter is useful, but it becomes misleading when two properties differ in use, location or characteristics. Reading it correctly starts with knowing what the average represents—and what it does not.
An average describes a group of deals, not your property
An average price per square meter summarizes transactions completed during a defined period. It does not mean every plot or unit in the district should sell at that exact price.
Use the average as a reference point, then investigate why a specific property sits above or below it.
Compare like with like
A common mistake is comparing a residential deal with a commercial one, or a main-road property with an internal one, then assuming the higher price is excessive.
- Match the property-use category first.
- Compare transactions from similar periods.
- Account for size; large and small properties can behave differently in price.
- Do not ignore the property's exact location within the district.
Transaction count matters as much as the average
An average based on dozens or hundreds of deals is generally more stable than one based on very few. That is why the market index shows transaction counts next to averages.
When the sample is small, treat the number as an early signal and widen the comparison before making a financial decision.
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