What Affects Price per Square Meter: Floor, Age, Size, Location

The price per square meter of two apartments in the same neighborhood can differ significantly. Most of that gap comes from a handful of measurable factors.

Floor position

Ground and basement floors trade at a discount due to noise, security, and light. Middle floors are usually the most valuable group. The top floor can carry a premium in new buildings for its view, but loses that edge in older buildings because of roof and insulation issues.

Building age

New buildings carry a premium, both for seismic code compliance and for comfort. Price per square meter falls with age, but not indefinitely. In very old buildings with urban transformation potential, value starts coming from the land share more than the building itself.

Apartment size

Price per square meter falls as an apartment gets bigger: smaller apartments cost more per square meter. This is because fixed-cost spaces like the kitchen and bathroom make up a larger share of a small apartment's total area, and because demand for small apartments is broad. The same relationship is even more pronounced in rent.

Location within the neighborhood

The neighborhood average alone isn't enough: price per square meter can differ by up to double between the two ends of the same neighborhood. Proximity to a main avenue, the waterfront, the metro, or green space, along with the street's building fabric and neighboring uses, drive that gap.

Other factors

• Orientation and view
• Elevator, parking, being inside a residential complex
• Level of monthly dues (aidat)
• Occupancy permit (iskan) and title deed status
• Heating system and insulation