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On this page
  1. 1What we observe
  2. 2One real property
  3. 3Asking prices, not sale prices
  4. 4Places and levels
  5. 5Samples and confidence
  6. 6Updates and freshness
  7. 7History and movement
  8. 8Comparing one property
  9. 9Time on market
  10. 10Limitations
  11. 11Verified client feedback
  12. 12Glossary
  13. 13Method changes
Method

How the numbers on senTavus are made — and when we refuse to show one.

Every figure on this site is an asking-market statistic built from adverts we observe. This page explains each step in plain words first, then the exact rule.

1

What we observe

We read property adverts from Georgian portals and record every time we see one.

The rule
Each sighting is stored with the portal, the time and the advertised facts. Adverts are never republished; they are evidence for statistics and for our agents.
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2

One real property

The same flat is often advertised many times. We merge those adverts into one real property before counting anything.

The rule
Adverts are grouped by photos, address, facts and wording. Reposts count as evidence that a flat is still on the market, but a repost price never counts as a price.
Live example
$1,939median asking / m²
Saburtalo · sale · apartments · Sept 2026 · partial month, measured to Sep 10 · n=1,249 · district level
Open this report →
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3

Asking prices, not sale prices

Our prices are what sellers and landlords ask. They are not what a property finally sold or rented for.

The rule
Prices are converted to US dollars with the exchange rate of the day they were observed; the originally quoted currency is kept.
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4

Places and levels

Statistics follow the place you search: a city, a district, and inside a district its sub-districts.

The rule
When a place has too few properties, the figure moves up exactly one level (for example district → city) and says so. It never moves across deal type (sale vs rent) or property type (flats vs land).
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5

Samples and confidence

Every figure shows how many properties it was measured from. Below a minimum we show no figure at all.

The rule
Confidence levels and their minimum sample sizes:
thinno data yet
adequateno data yet
strongno data yet

Two different answers: "Not enough data" means the market is too thin for a reliable figure. "Data unavailable" means our system failed to load it.

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6

Updates and freshness

Each figure says when it was measured. A month that has not ended yet is labelled as partial.

The rule
Current measurement: Sept 2026 · partial month, measured to Sep 10Sep 10
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7

History and movement

Two different things are measured over time: what is on the market each month, and what happened to the same properties.

The rule
The monthly level moves when the mix of properties changes, so median area is always shown beside price. Movement compares only properties present in both months. A trend line needs at least three complete months; buyer-position readings need several signals over at least three complete months and are never advice.
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8

Comparing one property

A property is compared with similar ones — same deal, same number of rooms, similar size — and the comparison accounts for which floor it is on.

The rule
Top floors ask less per m² than middle floors, so every comparable price is restated to the property’s own floor position before the median is taken. The result is a comparison, never a valuation.
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9

Time on market

How long a property has been continuously advertised, measured from our own sightings.

The rule
A property that disappears for a meaningful period and returns starts a new marketing episode. When an advert is older than our observation and continuity cannot be proven, we show it as advert age, never as time on market.
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10

Limitations

What these statistics cannot tell you.

  • Asking prices are not sale prices.
  • Portals do not carry every property on the market.
  • Photos appear only after a safety review.
  • We never publish owner contacts, forecasts, “good deal” labels or rankings of agents.
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11

Verified client feedback

Only clients who confirmed a real interaction with an agent can write feedback about them.

The rule
Feedback is text only — no stars, no averages, no ranking. A moderator reviews it within one business day; the agent may reply once; disputed feedback stays visible or is collapsed, and the decision is recorded.
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12

Glossary

Median
the middle value — half the properties ask more, half ask less
P25–P75
the middle half of asking prices
n
how many real properties a figure was measured from
Level
the place a figure was measured at (district, city)
Broadened
measured one level up because the place was too thin
Partial month
a month that had not ended when the figure was measured
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13

Method changes

When a rule changes, the change is recorded here with its date.

The change log appears here once the rule registry is published.

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Questions about a figure?Contact senTavus
senTavus

Real-estate intelligence for Georgia. Asking-market statistics, not transaction prices.

Amounts shown in USD, converted at the National Bank of Georgia rate of Sep 17.

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+995597123333
info@sentavus.com

Figures shown are asking prices from active adverts, deduplicated to one entry per real property.