Where the figure comes from: OMI valuations from the Agenzia delle Entrate
We start from the bottom of the range, on purpose. Online tools tend to inflate the
estimate, because a high figure raises hopes. We do the opposite: we take the lowest value in
the official range for your zone. It is not a figure inflated to keep your hopes up: it is a
cautious starting point.
The number does not come out of an algorithm of ours. It comes from the valuations published
by the Osservatorio del Mercato Immobiliare, the property market observatory of the
Agenzia delle Entrate, the Italian revenue agency, for the second half of 2025: the
official values per square metre, zone by zone, by property type and state of repair.
Those valuations are not a single figure. They are a range, from a minimum to a
maximum, because inside the same zone the value changes from one street to the next and
from one floor to another. We take the low end.
What the estimate rests on is the floor area, the zone and the state of repair. We ask
about rooms, floor and bathrooms to get to know the property, not to work out the figure: what moves the
value is seen at the visit.
What this estimate is not
It is not a formal appraisal. In Italy an appraisal is signed by a qualified
professional who has seen the property, and it carries legal weight. This is a starting
estimate, built on public data for the zone.
It is not our offer. The purchase offer comes after the visit, within 48 hours of it,
and it can differ from this figure. The visit looks at the real house, not at its square
metres: the systems, the habitability certificate, cadastral and planning compliance, the
title documents. If the property meets our purchase criteria, we write to you with the price
we will buy it at.
The cadastral records do not show the work carried out: a house renovated last year and one
that needs gutting, in the same building, have the same record on file and two different
values.
If the house came through an inheritance with several heirs, one thing has to be said
straight away: we buy the whole property. Everyone has to agree to sell, because we do
not buy individual shares.
Where we buy: 716 municipalities in six provinces
Milan, Monza e Brianza, Como, Varese, Pavia, Lodi. All of them in Lombardy, in
northern Italy. We buy in Italy and only inside this area.
For Milan the detail goes down to the individual OMI zone, from the central ones to the
outskirts: the Duomo and viale Certosa are not the same market, and the estimate knows it.
Outside Milan it works the same way, zone by zone rather than comune by
comune: from your address the system recognises the OMI zone the house falls in.
If your municipality is not one of these, you will not find it in the list: we would rather
not put a figure on an area we do not cover.
How the online valuation works
Three steps, one minute.
- The address. Street, number and postcode. The zone is our job: from your address
the system recognises the OMI zone.
- The house. Floor area, state of repair and a few details.
- The estimate. It appears on screen, straight away.
Frequently asked questions about the online valuation
How accurate is it?
As accurate as zone data can be: they say what a square metre is worth where you live,
not what your house is worth. The differences that really count, meaning the actual
condition of the property and its paperwork, are seen at the visit.
Does an instant buyer pay less than the market?
The starting point is not ours to choose. "Market value" is not one figure: for every
zone the Agenzia delle Entrate publishes a range, from a minimum to a maximum per square
metre. The estimate you see starts from the minimum of that range, which is public data
and which you can check yourself. The offer comes after the visit and takes account of
the real condition of the house and of our purchase criteria. What we do not do is invent
a low figure and present it as market value.
Is it really free?
Yes, and so is the visit. No fees, no commission: we are the buyer, we do not act as
intermediaries.
How soon does the offer arrive?
The estimate is immediate, on screen. The written purchase offer arrives within 48
hours of the visit, if the house meets our purchase criteria.
Why do you need a name and an email to show the estimate?
We work the figure out from the OMI data for the zone, not from anything about you. Name
and email unlock the estimate because at that point you are one step away from asking us
for a visit, and we use them only for that request. The phone number is optional. We
handle your data under the GDPR: nothing passed to third parties, no mailing lists.
Will you keep calling me?
No, and here is exactly what we do. We contact you again only if you have given us your
consent, and you can withdraw that consent whenever you want. We try once by
phone: if you do not answer we do not push, we send you an email with our contact
details, and the next move is yours. No repeated call-backs, no calls weeks later. If you
do not leave a number, we write to you by email only.
Does it commit me to anything?
No. Receiving the estimate, and receiving an offer, do not oblige you to sell. You
decide, in your own time.
Do you buy houses that need work?
Yes, in the condition they are in: nothing to finish first, no money spent making them
presentable. Clearing the house is at our expense.
The detected zone is not right
You can pick the zone by hand from the list. It happens when the public map does not know
the house number: the address is then placed at an approximate point along the street,
and on long streets that can mean two different zones.
Data source: Agenzia delle Entrate, Osservatorio del Mercato Immobiliare,
second half of 2025. The valuations are minimum to maximum ranges per homogeneous zone; the
processing by municipality and zone is by LF Immobiliare.
