Start with verified property identity, then compare properties with similar use, area, location, access, productive capacity, improvements, observation date and price basis. If the evidence consists only of listings, the output is asking-price context—not a sale-price estimate, appraisal or fair-value conclusion.
First label the evidence correctly
- Advertised asking price: what a source offered at a recorded date.
- Verified sale evidence: a completed transaction supported by appropriate evidence and terms.
- Appraisal: a professional opinion produced for a stated purpose under an identified method.
These categories are not interchangeable. A portal can support an asking-price observation. It does not prove the closing price, payment conditions or whether a transaction completed.
Verify the subject before calculating USD per hectare
Confirm the parcel or parcel set, total area, advertised price, currency and what the price includes. Buildings, irrigation, machinery, livestock, productive installations or several titles can make a simple price-per-hectare division misleading. If they cannot be separated, record that limitation instead of presenting a land-only number.
Build the comparison set in this order
- Use and buyer market: compare productive rural land with properties serving a similar use, not every listing labelled campo.
- Location and access: match locality, route, market access and location confidence. Province-wide proximity is not local comparability.
- Area and configuration: use a defensible area band and consider shape, fragmentation and usable proportion.
- Productive capacity: compare soil, topography, water, climate, flood exposure and demonstrated use with the scale and limitations of each source visible.
- Improvements: separate or explicitly account for buildings, fencing, power, irrigation, storage and other infrastructure.
- Date and terms: preserve the observation date, currency, exchange-rate basis and whether the record is an offer or verified sale.
The Tribunal de Tasaciones de la Nación's national standards use comparison for real estate and require rural differences to be analyzed and normalized. The rural standard highlights factors such as location, access, area, shape, soil quality, improvements, date, terms, occupancy, topography, flood risk and productive capacity. A checklist can borrow that discipline; it does not become an official TTN appraisal.
De-duplicate before counting
The same property may appear on several portals or through several brokers. Similar title, photos, coordinates, area and contact details can signal a duplicate, but uncertain matches should remain labelled as likely duplicates rather than silently merged. Ten copies of one offer are one market observation, not ten independent comparables.
Keep currency and time visible
Store the original currency and advertised amount. If an analytical conversion is necessary, record the exchange-rate source, type and date, then preserve the original observation. Do not present an official reference rate as a promised settlement rate, and do not mix observations from materially different periods without explaining the adjustment.
Publish exclusions and evidence density
A credible comparison shows why records were included or excluded. Useful labels include documented offer, verified sale evidence, seller-stated attribute, approximate location, duplicate, stale, excluded with reason and thin evidence. If too few genuinely similar observations remain, the result is insufficient evidence for numeric context.
Frequently asked questions
Are portal asking prices the same as sale prices?
No. A listing establishes an advertised asking price at an observation date, not the price or conditions of a completed sale.
Why can price per hectare be misleading?
It can hide differences in property identity, area, use, location, access, productive capacity, improvements, currency, date and what the advertised price includes.
Can a province-wide average value one parcel?
No. A broad regional number may provide context, but it is not a local comparable set or a parcel appraisal.
What if there are too few credible comparables?
The defensible result is insufficient evidence for numeric context, not a precise range manufactured from weak observations.