Two figures can look similar while answering different questions. Confusing a property’s market value with the price at which it should be listed is one of the decisions that can most distort a sales strategy.
Market value: what it tries to measure
Market value seeks to estimate what a property could reasonably be worth in its current context, considering location, type, size, condition, attributes, comparable evidence, competition and market timing.
It is not a promise of completion and it is not necessarily the price that should appear on a property portal.
Launch price: a strategic decision
The launch price is a commercial decision. It should take the estimated value into account, but also segment liquidity, depth of demand, active competition, negotiation margin and the owner’s objective.
A property can have a defensible market value and still require a different launch price to maximise exposure, reduce friction or protect negotiation margin.
There is still a third figure
The probable closing range attempts to approximate where a real negotiation could end. It depends on information that is not always available at the start: demand response, buyer financing, appraisal, urgency, counteroffers and changes in competition.
Value, launch price and probable closing range are related concepts, but they are not interchangeable.
What Habiatza does
Habiatza separates these layers so that the owner can understand not only a figure, but the reasoning behind it. When the evidence is insufficient, the system should widen the range and reduce confidence instead of manufacturing precision.