Is the asking price fair?

In a market with no public price register, sellers and their agents set asking prices based on what they believe the market will accept — not necessarily what comparable properties have transacted for. The gap between asking price and registered transaction price in Portugal is currently 8–18% across most municipalities. Some sellers price conservatively. Many do not.

The Fair Price Score gives you a defensible, data-backed position before any negotiation begins. If the score is 115, you are being asked to pay 15% above what the comparable evidence supports. That is your negotiating anchor — not your opening offer, but your grounded starting position.

How the Fair Price Score is built

• AT comparable transactions — All registered transactions within 500m of the property over the past 18 months, filtered by property type (apartment/house), floor area bracket (±20%), and floor level where available. These are the prices declared at the notary — not asking prices.
• VPT cross-reference — The AT-assessed Valor Patrimonial Tributário. Where the asking price significantly exceeds the VPT, HomeOS flags the divergence as a data point — not because VPT equals market value, but because it is the AT's own assessment and a reference point buyers can use.
• Energy class adjustment (AICF) — An AI-driven Condition Factor that adjusts the comparable set for energy rating. A Classe A property in the same building as a Classe E should not be compared directly — HomeOS applies an energy adjustment derived from the observed price differential in the local AT transaction data.
• Negotiation range — Paid subscribers receive a negotiation range (estimated seller reservation price and recommended opening offer) derived from the comparable data and the current days-on-market for the area.

The answers below describe what this tool will do when launched. It is not available yet.

Frequently asked questions