Our headline €/m² is the plain market average — price ÷ area, deduplicated, nothing added. On top of it we publish the KyanoLab weighted figure: our own read on value, from a RICS-style weighted-area model — six space types, twelve district-calibrated coefficients, four confidence tiers. Here's exactly how that metric is built — and a calculator so you can run it yourself.
A covered bedroom is worth more per m² than a veranda; a veranda more than an open terrace; a terrace more than a parking bay. Our model weights each space type by how much living value it really carries — the same basis a Cyprus valuer (and Knight Frank) uses for covered-area €/m².
Drag the areas. The weighted area is what we price against — so the €/m² is comparable across a flat with no veranda and a villa with a huge terrace.
Listings vary — a developer's itemised schedule is gold; a single headline m² from a classified is thin. The model scores its own confidence and downgrades gracefully, so a weak input never masquerades as a precise one.
Itemised area schedule — full space-type decomposition, district-calibrated coefficients applied in full.
Partial detail — coefficient influence dampened, a warning is attached to the figure.
Headline m² only (the classified standard) — Cyprus default 70/20/10 splits applied, calibration suspended.
Too little to value honestly — no weighted figure is published at all.
The coefficients aren't hand-set and frozen — they self-calibrate, refining toward the values that minimise variance across each district's real listings (bounded, so no single run can move a weight more than a small step). And to be explicit: these are asking prices from live listings, deduplicated to one figure per property — not valuations or achieved sale prices. The model makes the €/m² comparable; it doesn't claim to be an appraisal.