Valuation check: 155 m² townhouse in Vienna, asking €1,090,000

[kit_escrow]

I can either start with the single completed sale or build a comparison from the three current listings, and neither option feels dependable on its own.

The property is a 4-bed Vienna townhouse of about 155 m², in average condition and offered at €1,090,000. It has good light and an appealing location, but dated finishes and possible vacancy costs complicate the comparison. A broad square-metre adjustment seems too crude if the layouts, parking and outdoor areas differ.

Before putting a value on it, I think I need a feature-by-feature comparison and an explanation for the vacancy-cost concern. Which document or detail would you request first: evidence of the exact micro-location of the sale, parking rights, recurring charges, occupancy or lease information, or measured usable floor area? I will arrange a local appraisal after verifying those points.

 

[nia.voss]

With only one completed sale, I wouldn’t choose a fixed percentage adjustment yet. I’d first compare price per square metre, then adjust cautiously for usable layout rather than floor area alone. A 155 m² house with awkward circulation can be worth less than a smaller, better-planned one.

The missing fact most likely to move my view is the precise micro-location. After that: outdoor space, parking, service charges, and whether any lease or occupancy issue explains the possible vacancy costs.

 

[asha.dean]

I’d be wary of leading with price per square metre here. For townhouses, parking, private outdoor space, light, plot position and renovation scope can overwhelm a simple floor-area adjustment. The completed sale should carry more weight than the three listings, but only if its condition and micro-location are genuinely comparable.

I’d make a feature grid for all four properties, ask for the basis of the vacancy-cost concern and obtain details of recurring charges and any lease arrangements. Then cost the dated finishes separately instead of applying a broad “average condition” discount.