Hedonic Estimate ≠ Purchase Price
A hedonic estimate is a statistically modelled approximation of a property's market value — not a measured price, not the register value, and not what an alpflo report states. This page explains what such an estimate is, why alpflo does not produce one, and why neither the estimate nor the GWR register value should be mistaken for the price you will actually pay.
This page explains a recognised statistical method and does not constitute tax, legal, construction, or financial advice, nor a property valuation. Consult a licensed professional for a binding valuation.
Before you buy, several figures often circulate about a property — a register value, a modelled value, a sale price. Whether a number is reported, measured, or statistically estimated determines how much trust it deserves. alpflo makes that origin visible for every fact in the report — without ever estimating a price itself.
A hedonic estimate is a statistical model that infers a property's likely market value from features such as location, size, year of construction, and condition — calibrated on past sale transactions. The Federal Statistical Office uses this method for the Residential Property Price Index (IMPI); private providers apply similar models for individual estimates. The result is a modelled value, not a measured fact.
Source: Residential Property Price Index IMPI (FSO) · Glossary: Hedonic estimate
The Register of Buildings and Dwellings (GWR) records factual data such as year of construction, building category, and energy source — not a value, not a price. Mistaking a register entry for a purchase price confuses a reported fact with a market figure. Both figures — the register value and a hedonic estimate — answer different questions, and neither is the price you will actually pay.
Source: Federal Register of Buildings and Dwellings (FSO) · Guide: The Register Value Is Not the Truth
alpflo interprets official and open registers — it deliberately estimates no property values or market values. A property valuation is a separate, regulated service provided by specialised providers. An alpflo report instead shows what is officially recorded, with the origin of every fact clearly labelled.
Source: How alpflo works
The actual purchase price results from negotiation, condition, renovation state, market conditions at the moment of sale, and individual preferences — factors that neither a register nor a statistical model fully captures. Neither the register value nor a hedonic estimate therefore replaces a viewing and a qualified assessment before the purchase decision.
Every fact in an alpflo report carries exactly one of these states — so you can see at a glance what's documented and what isn't.
Confirmed in an official Swiss register. Direct source.
Register queried; nothing on this parcel. The absence is documented.
Derived from a model or an API: real, but not directly from the register. Please verify.
Hit an edge case. Stated honestly at the boundary, never silently discarded.
Is a hedonic estimate the purchase price of my property?
No. A hedonic estimate is a statistically modelled approximation based on comparable transactions — not a measured or guaranteed purchase price.
Is the register value (GWR) the same as a hedonic estimate?
No. The register value records factual data such as year of construction and energy source, not a value. A hedonic estimate is a separately calculated modelled value. Neither is a purchase price.
Does alpflo produce a property valuation?
No. alpflo interprets official registers and geodata, but deliberately estimates no property or market values — specialised, regulated providers do that.
Why does an estimate differ from the eventual sale price?
Because negotiation, condition, renovation state, and market conditions at the time of sale are factors a statistical model does not fully capture.
See a full report
First check the public sample report — a complete alpflo report with all four states, no sign-up. Then create your own report for a Swiss address in the app.
No subscription · 49 CHF per report · the sample report stays free.