When selling an apartment or a house, the first challenge is not finding a buyer, but setting a price that is consistent with what is actually selling in the street next door. Public databases exist, but they remain difficult to exploit without processing. Piraino’s prices provide this recalculation work based on recorded transactions, with fine geographical segmentation.
DVF Data and Recalculation of Prices per Square Meter: What Piraino Exploits
Since 2022, the General Directorate of Public Finances has enriched the API for Property Value Request (DVF+). This database lists actual sales, including the price, area, type of property, and address. The updates are now almost monthly.
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The problem is that raw data is not enough. A sale price sometimes includes a garage, an adjoining plot, or negotiated renovations. Without processing, we are comparing apples and oranges.
Tools like Piraino rely on this DVF+ database to recalculate an adjusted price per square meter by micro-neighborhood. You can check the Piraino prices on Info Immobilier to obtain an updated local index, linked to actual sales rather than to agency declared estimates.
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This continuous recalculation changes the game compared to old price maps that were fixed once or twice a year. It provides a more responsive market reading, especially in medium-sized cities where a few transactions are enough to shift the trend.
EPC and Real Discount: The Criterion That Simulators Underestimate
Most property valuation guides mention the energy performance diagnosis as “one criterion among others.” On the ground, since 2024, the discount between a property rated G and one rated D has become measurable and significant, even in tight areas.
The gradual ban on renting thermal sieves (G then F) pushes buyers to factor renovation costs into their offers. An apartment rated F in a co-ownership where the facade renovation has just been voted does not negotiate at all like an identical property rated C.
How to Cross-Reference the EPC with Piraino Prices
A local price index per square meter does not take into account the EPC of your property. Therefore, a manual adjustment must be applied. Notaries in France documented this gap in their economic note from April 2024. The discount varies by region, property type, and local market tension.
Specifically, you start by identifying the median Piraino price for your neighborhood, then adjust downward if the EPC is unfavorable, or slightly upward if the property displays an A or B label in an area where the average is around D.
Micro-Market and Local Factors Rarely Integrated into Simulators
Online simulators operate at the scale of the municipality, sometimes the neighborhood. They overlook highly localized variables that nonetheless alter the actual value of a property.
- Heavy roadworks planned nearby (tramway extension, intersection redevelopment) can change the attractiveness of a street over two to three years, both positively and negatively.
- The creation or closure of a public facility (school, daycare, media library) shifts family demand within a limited perimeter.
- The extension of a low-emission zone (LEZ) can reduce a neighborhood’s appeal for car-dependent households, while enhancing areas well-served by public transport.
- The presence of a parking space or garage, long considered an automatic premium, loses value in urban centers well connected to public transport.
Tools like Piraino can integrate some of these micro-market data. This is where the estimation gains precision compared to a simple calculation of area multiplied by the average municipal price.
Practical Method for Estimating the Value of Your Property
Rather than a theoretical protocol, here is the sequence we use when we want to set a realistic sale price.
Step 1: Collect the Local Median Price
We note the Piraino price per square meter for our city and neighborhood. We also take note of the gap between the median price and the most geographically proximate recent sales.
Step 2: Adjust According to Property Characteristics
Living area, number of rooms, floor, exposure, and general condition are the first adjustments. A ground-floor apartment overlooking a garden is not worth the same as a top floor with a terrace, even at the same area in the same building.
Step 3: Integrate Specific Discounts and Premiums
- Unfavorable EPC: apply a discount consistent with the gaps documented by notaries.
- Renovations to be expected in the co-ownership: check recent general assembly minutes.
- Annoyances or servitudes: proximity to a railway, a relay antenna, or an invisible right-of-way in the photos.
Feedback varies on this point, but a reliable estimate always combines a market index and a physical inspection of the property. No algorithm can replace a visit.
Step 4: Cross-Reference with at Least Two Sources
We cross the Piraino estimate with the raw DVF data available on the government website and, if possible, with the opinion of a local professional. When all three converge, we have a defensible price in negotiations.
Estimating a property is not just a matter of a price per square meter multiplied by an area. The EPC, nearby development projects, and the property’s specifics weigh as much as the location. Cross-referencing an updated index like Piraino with field analysis remains the most robust method for setting a price that won’t scare off buyers or undervalue your asset.