FLATHOUSE
Automated property valuation in 3 seconds and blockchain-based fractional ownership — turning illiquid real estate into a tradeable asset class.
VISIT SITE →3s
Valuation Time
10x
vs. Traditional Appraisal
€5M+
Properties Tokenized
Real estate is the largest asset class in the world — and the most illiquid. Traditional valuations take weeks and cost thousands. Buying a fractional stake in a property requires lawyers, notaries, and trust in opaque structures. FLATHOUSE wanted to compress weeks of appraisal into seconds and replace legal complexity with smart contracts — without losing the trust regulators and institutional buyers demand. The challenge: build a valuation engine accurate enough to be defensible to banks AND a tokenization layer that satisfies EU MiCA regulation.
How we built it
01 · Data
Proprietary comparables dataset
Aggregated 2M+ Italian transactions from public registries, MLS feeds, and partner agencies. Cleaned, geocoded, and feature-engineered into a unified schema.
02 · ML Model
Gradient-boosted valuation
XGBoost ensemble with 60+ features (location, square meters, floor, condition, neighborhood vibrancy, school proximity, transit). Cross-validated against bank appraisals — within 8% MAE on average.
03 · Blockchain
ERC-3643 compliant tokens
Built on the T-REX standard for permissioned tokens. KYC/AML integrated at the smart contract level. Each property issued as a separate token with transfer restrictions enforcing regulatory rules.
04 · Compliance
MiCA-ready from day one
Worked with regulatory counsel to structure tokens as Asset-Referenced Tokens under MiCA. Full audit trail, on-chain identity verification, transfer agent integration.
What powers it
Next.js + tRPC
Type-safe API across client and server, end-to-end
Python + XGBoost
Production ML pipeline with model versioning and A/B testing
Solidity (T-REX)
Permissioned token standard compliant with EU regulation
Polygon
Low gas fees for high-frequency fractional ownership transfers
Supabase + PostGIS
Real-time geo-queries on property data
AWS SageMaker
Model retraining pipeline with automatic deployment
FLATHOUSE delivers automated valuations in under 3 seconds with accuracy comparable to professional appraisals (MAE within 8%). Over €5M in properties tokenized in the first cohort, with secondary market trades happening in minutes instead of months. The platform processes valuations 10x faster than traditional methods at a fraction of the cost. Most importantly: regulators approved the tokenization framework on first review — a rare outcome in EU PropTech.
3s
Avg valuation time
8%
MAE vs. appraisal
€5M+
Properties tokenized
10x
Faster than legacy
100%
MiCA compliant
0
Regulatory rejections
“What used to take our team three weeks of paperwork now happens in three seconds — and the smart contracts handle compliance automatically.”
— FLATHOUSE Leadership
PropTech Founders
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