Do not value villas only by €/m²
Price per square metre is most useful when comparing genuinely similar properties. A renovated stone villa on a large private plot, a compact new-build near the coast and a hillside sea-view house are different products even if their internal floor areas match. Land, pool, landscaping, parking, views and architecture sit outside a simple living-area calculation.
Use €/m² as one data point, not the conclusion.
Separate asking price from evidence
Portal prices are asking prices. They tell you how sellers position properties, not necessarily where transactions complete. When negotiating, focus on the property’s alternatives, time on market where known, documentation, construction quality and the seller’s actual flexibility rather than a generic discount target.
Micro-location can dominate value
A few kilometres can change sea access, road noise, views, privacy and year-round convenience. That is why location pages and physical viewings matter. A map pin or town label alone cannot show the approach road, neighbouring construction or the atmosphere of a place in winter.
Track the properties you would actually buy
For a serious search, build a small comparable set of properties that satisfy your own brief. Record price, living area, plot, age, specification, location, view, legal/document status and your personal score after viewing. That produces a more useful market picture than hundreds of unrelated listings.
