OMI data — Italian Revenue Agency
The Fair Price Score runs on the OMI property values database (Banca Dati delle Quotazioni Immobiliari) — the Real Estate Market Observatory (Osservatorio del Mercato Immobiliare) of the Italian Revenue Agency.
For every homogeneous area of each Italian municipality, OMI data gives a minimum and a maximum value in €/m², updated every six months. It is the most reliable official data available in Italy on the real property market.
You can look up OMI data directly on the Italian Revenue Agency website or in the free OMI Mobile app.
How it is calculated.
The Fair Price Score measures where the asking price sits within the area's OMI range. A high score means a balanced or good-value price. A low score means a price above the market.
The score never goes below 50 or above 100 — it always shows how the price compares, not an absolute verdict.
Why a range, not a single number.
Besides the Fair Price Score, you can ask what a home is worth without having a price in mind. In that case we don't calculate a score: we calculate the home's OMI value range — from the OMI area of the address and the declared type and condition.
Why a range and not a single number? OMI data describes the area in ordinary conditions, not the individual home: floor, view, orientation and finishes move the value within the range — sometimes outside it. A single number would be false precision. The central reference value shown on the bar is a point of reference, not “the right price”.
The declared condition decides which OMI range we use (NORMALE, normal, or OTTIMO, excellent). For a home that needs renovation the comparison is with the values of a liveable home: the realistic value is in the lower part of the range, or below it.
A note on internal consistency, for full transparency: in the Fair Price Score the garage is taken out at the average OMI value (there a precise subtraction from the price is needed); in the valuation it contributes with its minimum and maximum at the matching ends of the range. Two different uses of the same public data, both declared.
Like the Fair Price Score, the valuation is a tool to get your bearings, not a professional appraisal.
The price is split.
When a property includes a garage, lock-up or parking space, its value is taken out of the total price before the Fair Price Score is calculated.
This is because the residential OMI range refers to the home alone. Comparing the total price (garage included) with the OMI range for homes would give a distorted result — the price would look higher than it really is.
How it works in practice.
A generic example based on typical Milan market figures — OMI values vary by area, type and half-year.
The real OMI values for every Italian area can be looked up free of charge on the Italian Revenue Agency website (in Italian) — go to the OMI portal →
What the score means.
| Fair Price Score | Position in the OMI range | Meaning |
|---|---|---|
| 90 – 100 | Below the OMI minimum or in the first quarter of the range | Very good value — below or at the low end of the OMI range |
| 80 – 89 | From the first quarter to the middle of the range | Below the midpoint — an attractive price |
| 70 – 79 | From the middle to the third quarter of the range | In line with the market |
| 60 – 69 | Last quarter of the range, up to the maximum | Upper part of the range — it takes premium features to justify it |
| 50 – 59 | Above the OMI maximum (up to +25%) | Above the OMI maximum — above market |
What the Fair Price Score is not.
The Fair Price Score is a tool to get your bearings, not a professional appraisal. As the Italian Revenue Agency itself points out, OMI values give a range in which the average value of properties in ordinary condition falls — they do not replace a specific valuation of a single property.
Factors such as view, light, the state of the systems, floor and orientation can justify significant differences from the OMI range. The Fair Price Score should always be read together with the full AI analysis of the property.
Specifically, the score does not yet take into account: floor and lift, light and outlook, outdoor space (balcony, terrace, garden), energy class and high-end finishes. With a very high or very low score, check these things in person before drawing conclusions.
One last thing, which matters to us: unlike someone who values a home to win a listing, RealAIstate has no incentive to inflate the value. The calculation is the same for everyone and can be checked against the public data of the Italian Revenue Agency.
For an official appraisal you need a surveyor you trust.