Average Price per m² in Batumi: How to Calculate Without Errors and Outliers

Average price per m² in Batumi: how to calculate without errors 🧭

Buying or investing in Batumi starts with a basic metric: price per square meter. A simple arithmetic average can be misleading because of outliers, mix of property types, and neighborhood differences. This guide gives practical, step‑by‑step advice to compute a realistic price per m².

Why a simple average can mislead ❗

• A few unusually expensive or cheap listings skew the average.
• Mixing new developments and older flats produces a blurred picture.
• Location, floor, sea view and apartment configuration change price dynamics.

Reliable approaches ✅

1. Median — represents the central market point and is robust to outliers.
2. Trimmed (or truncated) mean — remove top/bottom percentiles before averaging.
3. Weighted mean by area — useful when larger apartments should carry more weight.
4. Segment by property type and neighborhood — compare like with like.

Step‑by‑step calculation process 🛠️

1. Collect data: price, area, address/neighborhood, floor, year, status (new/secondary), view.
2. Clean data: remove duplicates, incorrect areas or obvious price errors.
3. Normalize currency and date: convert to a single currency and consider recent deals.
4. Segment your dataset: by neighborhood, new vs secondary, studio/1‑bed/2‑bed etc.
5. For each segment, calculate median and trimmed mean, then compare to the simple mean.
6. Visualize distribution: a histogram or boxplot shows tails and outliers.
7. Use the median of the most relevant segment as your reference.

Practical example (illustrative) 📊

Imagine seven listings in a district: several small flats, a couple of 2‑beds and one very expensive penthouse. The arithmetic mean will be pulled up by the penthouse. The median will better reflect the typical offer. A trimmed mean excluding the extreme top and bottom will give a stable central value.

Accounting for neighborhoods and amenities 🏖️🏙️

• Separate coastal, central and peripheral micro‑areas.
• Note proximity to the sea, transport, shops and services — these add a premium.
• Compare properties with similar attributes (floor level, view, year built).

Taxes, fees and hidden costs 💸

Price per m² is only part of the picture. Consider taxes, notary and registration fees, HOA or management charges, repairs and furnishing. For investors, estimate net rental yield after all expenses, not just gross price metrics.

Practical tips for buyers and investors 🧾

• Ask for comparable sale records in the neighborhood from the agent.
• Compare median, trimmed mean and the price range to understand volatility.
• Model several scenarios for capital growth and rental income.
• Verify legal status and permits of new developments before paying deposits.

When data is limited or inconsistent 🤔

• Broaden the time window to smooth seasonal fluctuations.
• Consult local agents for market colour — they often know off‑market transactions.
• Use price ranges rather than a single point estimate and include a margin for uncertainty.

Quick checklist 📋

1. Gather and clean data.
2. Segment by neighborhood and type.
3. Calculate median and trimmed mean.
4. Account for additional costs and risks.
5. Make decisions based on the most relevant segment.

If you want, we can prepare a tailored price per m² analysis for a specific Batumi neighborhood and suggest properties that match your budget and goals. Contact BuyHome for a personalized consultation and property selection: https://buyhome.ge/en/search and https://buyhome.ge/en

We’re ready to help you calculate realistic prices and choose the right property in Batumi — contact BuyHome for expert support.