| kr/m² | Eign | Staður | Tegund | Stærð | Svefnh. | Verð | Á sölu |
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Every morning at 07:30 this bot visits fasteignir.is, collects every property advertised for sale in the past week, and saves it to its own database. For each one it divides the asking price by the size to get the price per square metre (kr/m²). The table lists the cheapest per m² first and the small bars grow with the price, so bargains stand out at a glance. The chart on the left shows the typical (median) kr/m² for each postcode. Anything appearing for the first time today is tagged NÝTT.
The bot also opens each listing and reads its description: when the text says the property is currently rented out or is sold with a lease in place, it is tagged LEIGA. From the same page it also records the site's registration date — the "Á sölu" column shows how many days each property has been on the market (older = more room to negotiate) — flip the "Aðeins í útleigu" switch to see only those. Use the other filters to narrow by neighborhood (hverfi — e.g. Ásland in Hafnarfjörður), postcode, type of property or maximum price. This page rebuilds itself automatically after every morning run.
Some adverts in the sale feed are actually monthly rentals (a 200 m² unit at 484.000 kr. is rent, not a sale price). These are detected automatically, hidden from the value tables so they don't distort the kr/m² medians, and instead used as evidence of real market rent — the Fjárfesting tab can price rent from these observed adverts rather than the HMS averages. Tick "Sýna leiguauglýsingar" to inspect them.
Reiknar leigutekjur, greiðsluflæði og innri vexti (IRR) fyrir 80% skuldsetta fjárfestingu — veldu óverðtryggt, verðtryggt eða blandað lán (blandað: sleðinn ræður hvað stór hluti er verðtryggður). Leiga byggð á leiguverðsjá HMS og tengd verðbólgu (VNV); verðþróun á þjóðhagsspá. Smelltu á eign fyrir 10 ára rekstrarreikning. Stilltu allar forsendur með sleðunum.
| IRR | Eign | Staður | Verð | Stærð | Svefnh. | kr/m² | Tegund | Leiga/mán | Flæði/mán | Ráðl. verð (IRR) | Endurfj. 80% | Á sölu |
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Rent is estimated from HMS's public rent index (leiguverðsjá) as kr/m²/month for each property's postcode, adjusted down slightly for larger homes (which rent for less per m²). From annual rent we subtract a vacancy allowance and operating costs to get net operating income, then subtract the mortgage payment on an 80% loan over 20 years to get monthly cash flow. IRR is the annualised return over the full term, combining yearly cash flow with the eventual sale (price grown at the appreciation rate, loan paid down, 2% selling cost). Every figure is an estimate driven by the assumptions above — change a slider and all numbers update live. Defaults: mortgage ~8,5% non-indexed / ~4,5% indexed (Íslandsbanki, mid-2026); appreciation 5%/yr (Íslandsbanki macro forecast: ~flat 2026, 6,4% 2027, 7,2% 2028). Not investment advice.
Eignir sem seljast í knippum úr sömu byggingu — oftast byggingaraðili eða fjárfestir að losa lager. Því fleiri íbúðir og því lengur á sölu, þeim mun meiri þrýstingur á að semja. Auglýsingar sem eru teknar niður og settar inn aftur fá nýja skráningu og líta út fyrir að vera nýjar — hér er raunaldur reiknaður frá því vaktin sá eignina fyrst, svo endurskráning felur ekkert.
Listings are grouped by building — unit numbers ("íb. 501") are stripped so every flat at one address counts together. A building with several units on sale at once usually means a developer or investor holding stock, and the longer that stock sits, the more room there tends to be to negotiate.
Because a delisted-and-relisted advert gets a new ID and a fresh "Skráð" date, days-on-market from the site alone is unreliable. This view instead matches each unit by address, postcode and size across every listing the monitor has ever recorded, and counts from the earliest sighting. Units flagged ENDURSKRÁÐ have been listed more than once — the age shown is the true one.
Markaðssamhengi og prófun á forsendunum þínum. Allar tölur koma úr skyndiminni — síðan sækir aldrei gögn í rauntíma, og ef heimild er óaðgengileg birtist síðasta vistaða gildi með dagsetningu.
Fyrir hverja forsendu: þitt gildi, raunveruleg þróun, staðan núna og spábil með heimildum. Verðþróun íbúðaverðs skiptir mestu fyrir IRR og endurfjármögnunarár.