Understanding Price per Square Metre – Median vs. Average
Aktualisiert: 2026-06-09
Price per Square Metre Is Not Always the Same
"X euros per m²" sounds clear-cut – but it isn't. Depending on how the figure is calculated, very different numbers emerge. This guide explains what to look for so you can compare prices correctly.
Median Instead of Average
The average (arithmetic mean) is sensitive to outliers: a single luxury sale pulls it up, a distressed sale drags it down.
The median is the middle value of a sorted series – half of all sales lie above it, half below. It captures the "typical" price level more reliably. This is why Groundcheck consistently uses the median.
Example: For sales of €2,000 · €3,000 · €3,200 · €3,400 · €50,000/m², the average is €12,320 (distorted by the outlier), while the median is €3,200/m² – a far more realistic picture.
Floor Area vs. Plot Area
A price per square metre always needs a reference:
- Price per m² of floor area = purchase price ÷ habitable floor space of the property. This is the standard "property price per m²".
- Price per m² of land (land value) = value of the bare ground per m².
These are entirely different figures. A city house might cost €5,000/m² of floor area while the land underneath is valued quite differently. Groundcheck always specifies what the price refers to.
The Middle Range Tells More Than a Single Number
A single figure hides the spread. More informative is the middle 50 % (the interval between the 25th and 75th percentile): this is where half of all sales fall. A narrow range indicates a uniform price level; a wide range signals large differences by location or property type.
Watch the Sample Size
Few sales = uncertain figures. A median based on 5 transactions fluctuates wildly; one based on 500 is reliable. That is why Groundcheck always displays the number of underlying sales – and excludes locations with too little data.
Frequently Asked Questions
Is a higher price per square metre always "better"?
Not necessarily. A higher price in a city centre reflects demand, but also higher costs. The right comparison is always within the same area and property type.
Why does Groundcheck show NUTS-level prices for some countries?
When parcel-level transaction data is not publicly available (most EU countries), we use regional statistics at NUTS-3 or NUTS-2 level – the most granular level available. We always label the geographic resolution clearly.
Can I use the median for mortgage calculations?
As a rough orientation – yes. But banks and appraisers assess individual properties and may reach different conclusions. The median provides useful context, not a binding valuation.