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The boundary issue is crucial here. Even if all the homes have genuine waterfront proximity, combining different Berlin neighbourhoods can hide local demand. I’d narrow the area first, then compare recent completed sales by condition. Otherwise a tax adjustment risks creating false precision on...

I’m more puzzled by “coastal” in Berlin. Are these waterfront homes, homes near a lake, or merely listings using a broad marketing tag? If several neighbourhoods and different kinds of water access are mixed together, the 100-day figure may not describe a coherent market.