Beyond Location: The Real Drivers of Property Value When You Sell

Setting the right asking price starts with understanding how buyers evaluate value.
These are the factors that influence a property’s price at the exact moment it goes to market.
 
 

 

1️⃣ Renovation depth (VERY high impact)

Why:
“Renovated” is too vague. Buyers price how recent and how deep the renovation was.

Input options

• none / original

• partial (kitchen/bath)

• full renovation

• new / like-new

Multiplier suggestion

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2️⃣ View quality

Why:
View premiums can exceed +20% in some markets.

Input options

• none / blocked

• open / city

• water / mountain / landmark

• panoramic / unobstructed

Multiplier

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3️⃣ Floor level + lift (apartments)

Why:
Lower floors without lift are penalized almost everywhere.

Inputs

• floor number

• lift: yes / no

Logic example

• no lift & floor ≥ 3 → 0.95

• lift & floor 3–5 → 1.02

• top floor / penthouse → 1.05

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4️⃣ Ceiling height (luxury signal, low friction)

Why:
High ceilings correlate strongly with “prime” pricing.

Input

• < 2.4m

• 2.4–2.6m

• 2.6m

Multiplier

 

 

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5️⃣ Outdoor space (almost universal premium)

Why:
Post-COVID Europe prices outdoor space aggressively.

Inputs

• none

• balcony

• terrace

• private garden

Multiplier

Cap outdoor impact at ~+6–7%.

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6️⃣ Parking & storage (location-dependent but high signal)

Why:
Parking matters more in cities; storage matters in apartments.

Inputs

• parking: none / outdoor / garage

• storage: yes / no

Multipliers

• parking garage: 1.03–1.05

• outdoor parking: 1.02

• cellar/storage: 1.01

 

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7️⃣ Noise & exposure (negative signal — important!)

Why:
Noise penalties are often ignored but very real.

Inputs

• quiet

• normal

• busy road / nightlife

Multiplier

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8️⃣ Energy efficiency / EPC class (Europe-specific)

Why:
Energy costs + regulation increasingly affect value.

Inputs

• A/B

• C/D

• E/F/G

Multiplier

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9️⃣ Building age & style (heritage vs outdated)

Why:
A 1900 Haussmann ≠ 1970 concrete block.

Inputs

• pre-1945 (character)

• 1945–1980

• 1980–2005

• 2005+

Multiplier (example)

• pre-1945 (good condition): 1.03

• 1945–1980: 0.97

• 1980–2005: 1.00

• 2005+: 1.04

 

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🔟 Occupancy status (investor realism)

Why:
Tenanted properties often sell at a discount.

Inputs

• vacant

• owner-occupied

• rented

Multiplier

• rented: 0.94–0.97 (country dependent)

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✅ COMPLETE LIST OF VARIABLES THAT AFFECT PROPERTY VALUE AT SALE

 

I. MICRO-LOCATION (beyond city & district)

These often explain 10–30% differences inside the same neighborhood.

1️⃣ Exact positioning within the area

• Prime street vs secondary street

• Corner building vs interior block

• Set back from traffic vs directly on the road

Impact: ±3–10%

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2️⃣ Centrality / proximity

• Historic center / CBD

• Walkability to shops, restaurants, services

• Distance to public transport

Impact:

• strong centrality: +5–12%

• peripheral / poorly connected: −5–10%

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3️⃣ Street quality & prestige

Often underestimated, very real:

• wide, tree-lined avenue

• architectural coherence

• perceived “status” of the street

Impact: ±3–8%

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4️⃣ Safety & perception of security

Not crime statistics — buyer perception:

• lighting

• foot traffic

• residential vs mixed-use

• presence of embassies, offices, schools

Impact:

• very secure: +3–6%

• perceived unsafe: −5–12%

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II. ENVIRONMENT & SURROUNDINGS

5️⃣ Noise (already included, but confirm granularity)

• traffic

• nightlife

• schools/playgrounds

• rail / tram

Noise penalties are stronger in premium markets.

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6️⃣ Air quality & greenery

• proximity to parks

• trees on the street

• distance from pollution sources

Impact: ±2–5%

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7️⃣ Views & future protection

• protected view vs risk of construction

• zoning around the building

Impact:

• protected view: +3–6%

• risk of obstruction: −3–8%

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III. BUILDING-LEVEL VARIABLES (often ignored)

8️⃣ Building reputation & maintenance

Buyers price:

• façade condition

• common areas

• roof & infrastructure health

Impact: ±3–8%

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9️⃣ Co-ownership / HOA quality

• financial reserves

• pending major works

• litigation

Impact:

• well-managed: +2–4%

• poor management: −5–10%

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🔟 Neighbors & usage mix

• mostly owner-occupied vs rentals

• residential vs short-term rentals

• commercial ground floor

Impact: ±2–6%

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IV. LEGAL, PLANNING & FUTURE RISK

1️⃣ Zoning & development rights

• extension potential

• attic conversion

• redevelopment possibility

Impact:

• upside potential: +5–15%

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2️⃣ Legal restrictions

• heritage protection

• rent control

• foreign ownership rules (important in CH/MC)

Impact: −3–15% depending on severity

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3️⃣ Liquidity of the segment

Some homes are harder to sell:

• very large

• very expensive

• unusual layouts

Impact: −3–10%

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V. MARKET TIMING VARIABLES (moment-of-sale specific)

These matter specifically at the time of selling.

4️⃣ Market cycle phase

• rising market

• flat

• declining

Impact: ±2–8%

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5️⃣ Local supply vs demand (micro)

• many similar listings nearby?

• recent sales velocity?

Impact: ±3–6%

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6️⃣ Seasonality

• spring vs winter

• holiday periods

Impact: ±1–4%

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VI. BUYER PSYCHOLOGY (often invisible, very real)

7️⃣ Emotional appeal

• light

• proportions

• “wow factor”

Hard to quantify, but buyers pay for it.

Impact: ±3–10%

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8️⃣ Price anchoring & comparables

• overpriced neighbors drag values down

• recent strong sale lifts expectations

Impact: ±2–5%

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9️⃣ Negotiability perception

• vacant vs occupied

• seller urgency signals

Impact: ±2–6%