CMPRCN · akt notarialny
Comparables Valuation
The most reliable signal of value is the price the market actually paid.
The engine pulls arm's-length transactions from powiat price registers, filters them for homogeneity against the subject parcel, and adjusts each comparable across attribute deltas — frontage, access class, media, plan destiny. Every valuation rests on verified transaction evidence, not an opaque AI model.
Comp pool9 → 3 after homogeneity
Adjustment grid7 attributes
BasisPFSRM podejście porównawcze
GOVGmina Lesznowola · TERYT 1418052
Municipal Analysis
Local government decisions shape the future value of property.
Investment budgets, issued building permits, planned road corridors and utility extensions — resolved to the commune and sołectwo the parcel actually sits in. Momentum in the local budget shows up here years before it shows up in asking prices.
Capex budget 2026PLN 84.2M
Permits, 12 mo312 issued
Coverage2,477 gminy
MACGUS BDL · NBP
Macroeconomic Context
Regional context, wired to the point on the map.
Wages, migration balance, dwelling completions and credit conditions — linked to the parcel's location down to powiat level. This layer shows whether a local price signal is noise or trend.
Net migration, powiat+11.4 / 1,000
Dwellings completed+18% y/y
Series tracked140+
MTCCriteria engine
Parcel Search
Define the parcel you need. We find the ones that qualify.
Buy-side criteria — area band, plan destiny, media at the boundary, slope, access — run continuously against the national parcel graph. Matches are scored, ranked and explained attribute by attribute, so an 87 is auditable, not a vibe.
Match score87 / 100
Hard criteria6 of 6 met
Watchlist latency< 24 h
UTLGESUT · KIUT
Utilities Infrastructure Engine
Media at the boundary — measured, not promised.
Water, power and gas geometries are extracted from state utility registers and traced to the parcel line. Distance to each network, in metres, replaces the listing phrase "media w drodze" with something you can put in a report.
Water mainat boundary · 0 m
Low-voltage power12 m
Gas86 m
MPZMPZP · Rejestr Urbanistyczny
Zoning & Land Use Analysis
The plan decides what the land is allowed to become.
Local spatial plans are clipped to the parcel boundary. Land use, buildable share, height and intensity land directly on the geometry — including when a parcel sits across two plan zones.
Destiny6MN/U · R
Buildable share64%
Plan resolutionXLII/512/2021
PRCEGiB geometry
Parcel Geometry Assessment
The geometry itself carries value.
Frontage, depth ratio, isoperimetric quotient, effective buildable envelope after setbacks — computed from the registered boundary. Two parcels of identical area can differ by double digits in value purely on shape; this layer is why.
Area2,847 m²
Frontage46.2 m
Shape IQ0.81
POIAccess model v2
Proximity & POI Scoring
We score location the way buyers do — by real access to schools, transit, retail and services.
Schools, transit, retail and healthcare are scored on real network distance, not radius circles. A village edge and a city infill get comparable, honest scores.
Composite score71 / 100
Primary school1.2 km
Bus stop400 m
SATChange detection · 2019 → 2026
Satellite Intelligence
Every parcel tells its own story. We read it from archival satellite imagery.
Multi-year imagery passes over the parcel detect new structures, cleared vegetation and surface changes, reconciled to building identities across years. Undisclosed development on a "vacant" plot surfaces here before it surfaces in the registry.
Epochs analysed6
New structure+118 m² (2023)
Vegetation loss−9% canopy
SOLIUNG-PIB · land classification
Soil Quality Analytics
For land, the ground itself is a legal constraint.
Soil valuation classes and agricultural complexes are clipped to the boundary. Class IIIa–IIIb soils trigger exclusion procedures that can stall development for years — a risk that is invisible in listings and decisive in pricing.
Classes on parcelRIIIb 38% · RIVa 62%
Exclusion riskelevated (IIIb)
Complex2 — good wheat complex
ENRComposite estimate
Intelligent Valuation
Every layer above, folded into one defensible number.
The valuation stage fuses comparables, plan destiny, media, geometry, access and soil constraints into a final estimate with an explicit confidence band. Each contribution is itemised — the report reads like a rzeczoznawca's workfile, because that is the standard it is built against.
EstimatePLN 1,424,000
Band±7.2%
Drivers itemised13 layers
GRDGPZ capacity · OSD/PSE bulletins
Grid Connection Intelligence
Available grid capacity often decides whether an energy investment pays off.
Distance and available generation capacity at the nearest GPZ (110kV substation) are read together as a single energy-land score, sourced from quarterly OSD/PSE capacity bulletins. Built for PV, BESS and wind siting, where a parcel one kilometre from a saturated substation is worth less than one three kilometres from a station with room to spare.
Energy land score72 / 100
Nearest GPZGPZ Zamienie · 2.3 km
Available capacity18.4 MW
SPLKIEG cadaster diffs
Parcel Split Monitor
Neighbours don't announce a subdivision. The cadaster does.
Periodic snapshots of the surrounding cadastral precinct are diffed for parcel splits — a parent parcel becoming several children is often the earliest visible signal of a developer's plans, months before permits or listings appear. Every split is scored for how much it looks like a development play, not a routine inheritance partition.
Splits detected1 flagged
Parent → childrendz. 148/2 → 4
Avg. child area612 m²
