Poland Apartment Deal Checker: RCN Deed Prices vs Otodom

Is that Otodom apartment a good deal? This Actor compares asking prices on Otodom.pl with what apartments nearby actually sold for, using Poland's official Real Estate Price Register (RCN, Rejestr Cen Nieruchomości) built from notarial deeds. For every listing you get a fair value, the percentage above or below real transaction prices, a verdict and the nearest comparable sales.

It also works as a plain RCN transaction prices scraper: real apartment sale prices with date, price, area, price per m², rooms, floor, market type, address and GPS for any city, district or point in Poland.

🇵🇱 Sprawdź, czy ogłoszenie z Otodom to okazja: porównanie ceny ofertowej z prawdziwymi cenami transakcyjnymi z aktów notarialnych (RCN) w promieniu 1 km. Albo pobierz same ceny transakcyjne mieszkań dla dowolnej lokalizacji.

Two modes

1. Deal check (default)

1. Scrapes apartments for sale on Otodom for your locations (or the listing URLs you give), newest first.
2. Reads the exact coordinates of each listing.
3. Finds notarial-deed sales within the radius (default 1 km), of similar size (±35%) and the same market (primary or secondary), from the last 24 months. If there are too few, it widens the radius and relaxes size and market matching, and says so in comparablesBasis.
4. Returns per listing:
   • median, 25th and 75th percentile of transaction prices per m²
   • estimated value and value range
   • askingVsTransactionsPct: how much the asking price per m² is above (+) or below (−) the deeds
   • verdict: BELOW_MARKET (≤ −10%), FAIR, ABOVE_MARKET (+5…15%), OVERPRICED (> +15%) or INSUFFICIENT_DATA
   • confidence (high, medium, low) from sample size and location accuracy
   • the 5 nearest comparable deeds with date, price, area, floor and distance

2. Transactions

Real apartment sale prices from RCN for a city, district, Otodom search URL or a lat,lon point with a radius. Filters: period, market, area, rooms, price. The key-value store record AREA_SUMMARY holds the median, quartiles and the newest deed published for each area.

Who is it for

• Buyers and investors checking whether a listing is priced fairly before negotiating
• Agents and brokers preparing price arguments with real deeds
• Analysts tracking real (not asking) apartment prices by district
• Developers and banks benchmarking projects

Input examples

{ "locations": ["Kraków"], "maxItems": 50 }

{ "mode": "transactions", "locations": ["Warszawa Mokotów", "52.2297,21.0122"], "monthsBack": 12, "radiusM": 500 }

{ "listingUrls": ["https://www.otodom.pl/pl/oferta/..."], "radiusM": 800 }

Output example (deal check)

{
  "title": "Mokotów Wyględów ul. Malawskiego, 1 pokój",
  "askingPricePln": 459000, "areaM2": 28.28, "askingPricePerM2": 16231,
  "transactionMedianPricePerM2": 19409, "askingVsTransactionsPct": -16.4,
  "verdict": "BELOW_MARKET", "confidence": "high",
  "estimatedValuePln": 549000, "comparablesCount": 48,
  "comparablesBasis": "1000 m radius, similar size (±35%), same market (secondary)",
  "comparables": [{ "date": "2025-11-26", "pricePln": 675000, "areaM2": 42.93, "pricePerM2": 15723, "floor": 12, "address": "Bukowińska 8, Warszawa", "distanceM": 210 }]
}

Pricing

Pay per result, no start fee:

• $0.008 per valued listing (deal check)
• $0.0015 per transaction (transactions mode)

Data source and legal basis

• RCN data comes from the official national WFS service of the Head Office of Geodesy and Cartography at mapy.geoportal.gov.pl/wss/service/rcn. The service declares no fees and no access constraints.
• Since 13 February 2026 access to RCN data is free of charge, after the amendment of the Geodetic and Cartographic Law (Dz.U. 2025 poz. 1542). Sources: prawo.pl, rp.pl.
• RCN records contain no personal data of buyers or sellers. This Actor also leaves out the notary's name.
• Area boundaries come from OpenStreetMap Nominatim (© OpenStreetMap contributors), used within its 1 request/second policy.
• Listings come from public Otodom pages.

Accuracy and limits

• Asking prices are usually a few percent above final transaction prices, so FAIR covers up to +5%.
• Counties publish the register with different delays. Warsaw, for example, may lag by a few months. In transactions mode the Actor warns when the newest published deed in an area is older than 60 days, and AREA_SUMMARY shows newestDeedInArea.
• Some counties may not publish on geoportal.gov.pl. Listings there get INSUFFICIENT_DATA with an explanation.
• Deeds are matched by distance, size and market, not by building standard, so treat the verdict as a strong hint, not an appraisal.
• Listings whose Otodom location is approximate get confidence: low.

FAQ

Can I value a specific apartment? Paste its Otodom URL into listingUrls, or use transactions mode with its coordinates and a 300–500 m radius.

Why are there fewer deeds for the last months? Notarial deeds reach the register with a delay that differs by county.