How to Analyze the Market Without “Insider” Info: Open Sources and Method

Introduction 📌

You can form a reliable market view without insider tips by using public data systematically. This guide gives a clear, pragmatic approach: where to get information, how to cross-check it, and how to turn it into a decision you can trust.

Step 1 — Define your goal 🎯

• Are you buying to live or to rent out?
• Is this a short-term flip or a long-term investment?

Your objective determines which metrics matter most: price per sqm, rental yield, liquidity, pace of new supply, etc.

Step 2 — Key public sources to use 🔎

• Listing portals and classifieds — visible asking prices and supply trends.
• Official registries and cadastre — ownership and historical transactions.
• National and local statistics — tourism and construction trends that affect demand.
• Community groups and social media — quick signals and residents’ feedback.
• Infrastructure maps and planning documents — where demand is likely to grow.

Tip: save screenshots and record URLs; listings change or disappear quickly.

Step 3 — Collect and align comparable data 🧩

1. Build a sample of comparable properties from multiple sources: listings, transaction history, developer offers.
2. Match key attributes: neighborhood, floor, condition, living area, parking, balcony.
3. Distinguish asking prices from actual sale prices when possible.

A simple approach: gather 8–12 comparables, discard clear outliers, use median or trimmed mean for a robust estimate.

Step 4 — Assess supply vs demand ⚖️

• Time-on-market: how long properties stay listed.
• New deliveries: pace of new completions nearby.
• Rental demand: occupancy and seasonality, important in resort cities.

These indicators show how easy it will be to rent or resell the property.

Step 5 — Build simple valuation scenarios 🧮

1. Estimate a market price per sqm from comparables.
2. Define a conservative (lower), base (realistic), and optimistic price range.
3. Run sensitivity checks: how the return changes if price or costs shift.

You don’t need a complex model — scenario planning is often enough to decide.

Step 6 — Check legal and technical risks ✅

• Ownership and land status via registries.
• Encumbrances, liens, or unresolved disputes.
• Technical condition: systems, structure, possible hidden repairs.

When in doubt, order a legal title search and a technical inspection from independent professionals.

Step 7 — Negotiation tactics and using data in talks 🗣️

• Base your offer on the median comparable and your conservative scenario.
• Account for realistic negotiation margins and closing timelines.
• Use documented comparables and transaction history to justify your price.

Local context: Georgia and Batumi specifics 🌊

• Seasonal tourism influences short-term rental yields.
• Infrastructure and new projects can shift demand within a few years.
• Currency and tax environment affect net returns and financing choices.

Practical templates and checklists ✍️

• Source log: where you looked for listings and transaction data.
• Comparison table: address, area, price, condition, source.
• Scenario templates: conservative/realistic/optimistic with assumptions.
• Legal checklist: ownership, encumbrances, permits.

Final thoughts and empathy 🤝

Working without insider access is about discipline: collecting consistent data, testing assumptions, and preparing for several outcomes. That reduces surprises and helps you make confident choices.

If you want to speed up the process, our team can compile data, run comparables and prepare clear scenarios tailored to your goals. Contact BuyHome for help selecting and verifying properties — we’ll support you at every step.

Start your search or view apartments: https://buyhome.ge/en/search