Methodology

Sources

Deal prices — Maa-amet statistics: what homes actually change hands for, by quarter since 2003. Apartments, houses with land and plots — by Tallinn district, Harju parish, Tallinn subdistrict, village and small town.

Asking prices — open sale and rental listings from Estonian property sites, private and agency alike. We take only the property itself: floor area, price, rooms, floor, year built, street address.

Buildings — the national Building Register (Ehitisregister): year built, material, energy class, number of floors.

Deals and the asking–deal gap

A deal median is shown when there are 5 or more deals; with fewer, the cell is empty. The latest quarter fills in after the fact: while it has noticeably fewer deals than usual, it is marked “preliminary”. Headline figures and the map colour use the latest full quarter.

The gap compares apartments of the same build years. Listings are full of new builds while deals are mostly resales, so the median of all listings against the median of all deals would compare different flats: in Pirita that gave +56 % instead of +26 %. We compute the gap within each build period — current listings against the past year of deals — and weight it by the number of deals. With too few comparable deals, no gap is shown.

Plots are not compared with listings: listed land is of any purpose and larger, and a square metre of a large plot is always cheaper.

What we compute

Nearly every figure on the site is a median — the “typical” value: half the properties cost more, half less. Unlike the average, it is not moved by a few very expensive or very cheap offers, so it shows the price level more honestly.

Asking price is the median €/m² of properties for sale and under booking. It is what the seller asks, not what the buyer pays.

We count properties, not listings: a flat listed on several sites is one property. Otherwise counts would be roughly doubled and prices pushed up.

Small cells

Fewer than 3 properties — no median is shown (it would reveal the price of a specific flat). 3 to 9 — shown with “≈” and muted. 10 or more — shown normally. The number of properties sits next to every median.

How long homes take to sell

Time on the market runs from the first publication of the listing. “Listed for” is the age of flats on sale now; ones that sold quickly are not in it. A flat counts as sold when its listing is removed after being booked; a listing that simply disappears is not counted as a sale.

Yield

Gross yield = median rent €/m² × 12 / median sale €/m² in the same district and property type. Before tax, vacancy, repairs and utilities.

Breakdowns

Rooms, floor area (the same bands as the deal statistics: 10–29, 30–41, 41–55, 55–70, 70–250 m²), build period, new build or resale, seller (private or agency, where stated), energy class, building material, heating, number of floors. A property without the attribute stays out of that breakdown.

Affordability

Wage — median gross monthly wage from Statistics Estonia: for Tallinn and its districts, Tallinn’s figure; for Harju parishes and towns, the county figure (many people work in Tallinn). “Years of wages” = median apartment price / (12 × median wage). “Wages per m²” = median €/m² / median wage.

Mortgage payment — an annuity: 85 % of the median apartment price over 30 years at Euribor 6M + 2 percentage points. Without insurance, fees or the down payment. Compared with the median apartment rent in the same district.

What is not here

Individual listings, flat addresses and contacts. Price forecasts.

Mikk, the AI agent

Mikk is artificial intelligence, not a person. The figures for an answer are computed by our own program from the site’s data; the AI only understands the question and writes the text around the ready figures. Every number in the text is checked against the computed ones — an answer with an invented figure is not published.

Answers are published as separate pages marked as written by AI. Mikk answers with figures and does not forecast prices. Questions are stored without the asker’s name or contacts.

Terms of use

Figures from the site may be quoted and retold with a link to AImaakler.com. Mass copying of pages or automated data extraction is not allowed. Deal prices — Maa-amet statistics, buildings — Ehitisregister, boundaries — OpenStreetMap (ODbL).

Boundaries

District and parish outlines — OpenStreetMap (ODbL), matched by EHAK codes.