Decoding Micro-Market Data Before You List

Start with a radius, not a city

Pricing within central Copenhagen shifts every 400 meters. Instead of quotes like “Østerbro average is…”, narrow the dataset:

SELECT * FROM comps
WHERE postal_code = 2100
AND distance_from_subject <= 0.5km
AND sale_date >= CURRENT_DATE - INTERVAL '180 days';

Metrics we watch weekly

Metric	Sweet Spot	Why it matters
Median DOM	22 days	Signals if buyer urgency is cooling
Sale-to-list	101%	Guides whether to list at, under, or over ask
Price per sqm	64,000 DKK	Normalizes renovation differences

Momentum at the micro level lets you explain pricing logic to sellers with confidence—and negotiate price adjustments with receipts.

Tell the story in your listing presentation

1. Map the comps to show the tight radius visually.
2. Highlight outliers (new builds vs. heritage flats) so the client understands value adjustments.
3. Translate numbers into moves: e.g., “We’ll release at 6.45M and trigger private showings on day 5.”

Pairing clear visuals with narrative makes the client feel part of the strategy, not just the subject of it.