Listings Review — September 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.
On 16 October — the freshest shop window available to this review — 10,901 apartments were listed for a combined €1.86 billion. We followed 3,307 of them for almost four months. 64.6% cut their price, and €33.9 million came off the asking stock.
The month in numbers
| Metric | Snapshot 16.10.2026 |
|---|---|
| Active listings | 10,901 |
| Median, €/m² | 2,300 |
| Mean, €/m² | 2,206 |
| Median price | €130,000 |
| Median area, m² | 59.6 |
| Rīga's share | 67.2% |
| Total value listed | €1,862.8 M |
The overall median is again the least useful figure here. The two largest portals carry different baskets: the median on one is €2,730/m², on the other €1,261/m² — a 116.5% gap. New developments are 52.0% of the stock on one portal and 20.6% on the other. When two asking-price figures disagree, the answer is usually in that line, not in the market.
What moved
Almost two in three tracked listings cut their price. Over 111 days we followed 3,307 listings with at least two price observations. 2,137 of them — 64.6% — cut the price; 1,021, or 30.9%, raised it. In the August review the share that had cut was 61.5%. The average cut was −7.8%, the median −5.8%. About one tracked listing in six came down by 10% or more; in August it was one in eight.
3,307 tracked listings with at least two price observations, 27 June – 16 October.
More than four in five cut on one portal; fewer than half on the other. Among tracked listings, 82.7% cut their price on one portal against 42.6% on the other — where 799 of 1,489 listings 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 and even climbs.
The deeper the cut, the cheaper the flat. Listings cut by 20% or more end up at a median of €30,000; those cut by 10–20% at €55,350, by 5–10% at €67,500, and by under 5% at €89,500. The ones that raised their price sit at €163,000. A deep discount is almost always where the opening price was more often hope than arithmetic.
The series sets the price more than the room count. Series 103 asks €754/m², a Khrushchev-era flat €881, Series 602 €1,185. A new development asks €2,691/m² — about three times the Khrushchev-era figure. Before you compare two listings, make sure they are in similar buildings.
Snapshot 16.10.2026. The series is as stated in the listing.
The floor costs you in the old stock, not the new. In older buildings a ground-floor flat asks 31.9% less than a middle floor, and a top floor 33.0% less. In new developments the same effect is far smaller: −11.3% and −3.3%. 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.
Where you can see it
Rīga is 67.2% of everything on offer — 7,328 listings at a median of €2,553/m². The most expensive large city is Jūrmala at €2,740/m², the cheapest Daugavpils at €644/m² — 4.3 times less.
Within Rīga, Vecpilsēta asks €3,706/m² and Bolderāja €857/m² — a factor of 4.3 inside one city. Counting only the resale basket, the gap is 3.5 (Vecpilsēta €3,079/m², Vecmīlgrāvis €871/m²): part of the spread is simply where the new developments stand.
What was actually paid for similar flats in those same places is in apartment prices in Latvia, and by building series in apartment prices by series.
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.
Compare series with series. Between a Khrushchev-era block and a new development the asking price differs about three times. An average "for the neighbourhood" mixes the two.
Look for the same flat on the other portal. At least 586 apartments stand in both places — 12.5% of all rows. Where the prices differ, the lower one is where the conversation starts.
How these numbers are calculated
This is a snapshot, not a month. The figures show what stood on the portals on 16 October 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, this time from 27 June to 16 October. The window is longer than in the August review, so the total amount cut is not directly comparable with August's.
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. The building series is whatever the listing states, and not every listing states one. 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.