Listings Review — July 2026
The market review counts what was bought. This one counts what is for sale — the prices sellers are asking today. They are two different numbers, and they never belong in the same table.
An asking price can stay wrong for months, and that is exactly what makes this data interesting. On 25 August — the freshest shop window available to this review — 10,796 apartments were listed for a combined €1.81 billion. Of the ones we could track, two thirds had already cut their price.
The month in numbers
| Metric | Snapshot 25.08.2026 |
|---|---|
| Active listings | 10,796 |
| Median, €/m² | 2,250 |
| Mean, €/m² | 2,151 |
| Median price | €125,000 |
| Median area, m² | 59.4 |
| Rīga's share | 66.1% |
| Total value listed | €1,810.8 M |
The overall median is the least useful figure in this review. The two largest portals carry entirely different baskets: the median on one is €2,695/m², on the other €1,208/m². A 123% gap — and it describes the basket, not the market. Whenever two asking-price figures disagree, the answer is usually that new developments are almost half the stock on one portal and a fifth on the other.
What moved
Two thirds of listings cut their price. Over 34 days we followed 1,594 listings that had at least two price observations. 1,059 of them — 66.4% — cut the price; 463, or 29.0%, raised it. The average cut was −6.1%, the median −4.4%. Across a single month, €7.7 million came off the asking stock.
1,594 tracked listings with at least two price observations, 22 July – 25 August.
On one portal almost everyone cuts; on the other, a minority. Among tracked listings, 83.6% cut their price on one portal against 37.6% on the other — where most sellers actually raised it. This is not about seller temperament, it is about the basket: where the resale market sits, prices get cut; where new developments sit, the price list holds.
The cheap end cuts, the expensive end raises. Listings cut by 20% or more end up at a median of €29,450. The ones that raised their price sit at €148,000. A deep discount is almost always at the bottom of the range — not because those sellers are more generous, but because that is where the opening price was more often hope than arithmetic.
The floor costs you in the old stock, not the new. In older buildings a ground-floor flat asks 29.4% less than a middle floor, and a top floor 32.1% less. In new developments the same effect barely exists: −10.4% and −2.2%. In a building with a lift the top floor is no longer a penalty; in a five-storey walk-up it is.
Older stock against new developments. The size of the effect is entirely the building's — in a block with a lift the top floor is no longer a penalty.
One flat can be two rows. At least 604 apartments stand on both portals at once — 13.3% of all rows. A listing count is a count of listings, not of flats, and the same flat is not always priced the same in both places.
Where you can see it
Rīga is 66.1% of everything on offer — 7,133 listings at a median of €2,519/m². The most expensive city in the country is Jūrmala at €2,741/m², the cheapest Daugavpils at €589/m².
Within Rīga the spread is wider still than between cities: Vecpilsēta at €3,735/m² against Bolderāja at €875/m² — a factor of 4.3 inside one city.
What was actually paid for similar flats in those same places is in apartment prices in Latvia.
An asking price can stay wrong for months. The useful question is not "what are they asking", but "how long have they been asking it, and how many times has it come down".
What to do with it
Compare the asking price to a paid price, not to another asking price. Two listings side by side tell you only what two sellers hope for. The reference point is a registered deal in the same building or neighbourhood.
Look for the same flat on the other portal. Every eighth listing stands in both places. Where the prices differ, the lower one is where the conversation starts.
A listing that has already been cut usually gets cut again. Two thirds of the tracked stock moved down this month. A price history is a stronger argument than any comparison with the listing next door.
How these numbers are calculated
This is a snapshot, not a month. The figures show what stood on the portals on 25 August 2026 — there is no yesterday's shop window, because nobody keeps an archive of what was in it a month ago. The only real time axis here is the price history of the listings we follow.
No figure in this review is a purchase price. Registered deals are the market review's job, and keeping the two data sets apart is what makes either of them usable.
Medians throughout, not means: asking stock accumulates the disproportionately expensive, and the same column holds both a €3.2 million property and a €1,000 one. The mean sits beside it only to show how hard the tail pulls.
Listings are counted, not flats. And the price movement is movement in the asking price: a listing that came down by being sold rather than discounted drops out of this sample entirely.
For a specific listing — the full analysis.