How to Read a Real Estate Market Report (and Use It to Negotiate)

For every city, we publish a market report calculated daily from active listings. Here's how to read it without letting the numbers fool you.

Asking Price ≠ Transaction Price

All portals (including us) only see the prices ASKED by sellers. Actual transactions typically close 3–8% below the asking price, depending on how realistic the initial price was. Use the asking price as a ceiling, not as gospel.

The Average Lies, the Median Doesn't

An €800,000 penthouse "pulls up" the average for an entire neighborhood. That's why we use the median €/m²: half of the listings are below it, half above. When comparing your apartment to the area, compare it against the median for the same property type.

€/m² Is a Compass, Not an Absolute Truth

Typical adjustments relative to the area's median: ground floor/top floor without attic storage: −5–10%; buildings from before 1977 that haven't been seismically reinforced (a key concern in Romania due to earthquake risk): −10–20%; fully renovated: +5–15%; intermediate floor with elevator: +3–5%. If, after these adjustments, a listing is still >15% above the median, you have a market-backed negotiating argument.

Gross Rental Yield

Formula: median annual rent ÷ median sale price. In Romania's major cities, this typically comes out to 5–7% gross. From this, subtract: vacancy periods (usually one month per year), maintenance/repairs, and property tax. Realistic NET yield: 4–5.5%. Any listing advertising "investment with 9% yield" is using optimistic rents or outdated prices — check both figures against the area report.

Signs of a Cooling (or Overheating) Market

• Rising number of active listings + rising number of price cuts in the price history = buyer's market: negotiate aggressively.
• Falling inventory, good listings disappearing within days = seller's market: get pre-approved financing in hand and decide fast.

On 360imobiliar, every listing shows its own price history, and the "Below Market Price" page lists, daily, listings priced ≥10% below the median of comparable properties.

How to Actually Use the Numbers in Negotiation

Don't say "it seems expensive to me." Say: "The area median is €2,150/m² for similar apartments; for 72 m², the market says ~€155,000. You're asking €172,000. Either show me what justifies the difference, or let's talk starting from €158,000." Market data turns a debate of opinions into a discussion of facts.