stimmo

Is that Milan listing actually a fair price?

stimmo checks the asking price of any Milan apartment against the official OMI €/m² band for its zone, property type, and condition — adjusting for floor, lift, energy class, outdoor space, and more. You get a verdict: under-priced, fair, or over-priced.

No ML, no black box. Every multiplier is a number in one public coefficients file.

Quickstart

uv sync
uv run stimmo-web        # → http://127.0.0.1:8000

Fill in the listing's address, surface, condition, and asking price. stimmo geocodes the address, looks up the OMI zone, runs the adjustments, and returns a verdict with a full breakdown and 8-semester price trend for the zone.

Override the bind address via STIMMO_HOST / STIMMO_PORT env vars.

How it works

• OMI band — official €/m² min–max from Agenzia delle Entrate per zone × property type × condition, sourced from the Comune di Milano open-data portal.
• Hedonic adjustments — a small, fully transparent table of multipliers (floor, lift, fine condition, energy class, outdoor space, box, amenities). No ML; the entire tuning surface is valuation/adjustments.py.
• Amenity score — counts of nearby POIs via OpenStreetMap Overpass.
• Verdict — asking price vs. the adjusted band, with ±5% tolerance.

⚠️ Italian sold-price data is not public. The OMI Compr_min–Compr_max band is the spine of the estimate; multipliers tune it but don't replace it.

Architecture

• src/stimmo/data/ — bundled OMI quotations, zone polygons, and history CSV; live calls to Nominatim and Overpass.
• src/stimmo/valuation/ — the estimation pipeline: adjustments (single tuning surface), engine, and verdict classifier.
• src/stimmo/web/ — FastAPI app and Jinja templates; stimmo-web entry point.
• src/stimmo/mcp/ — MCP server exposing the valuation pipeline over Streamable HTTP (mounted at /mcp).
• scripts/ — data refresh tooling (pulls latest OMI assets from the CKAN API).
• tests/ — pytest suite.

Connect from Claude

stimmo speaks the Model Context Protocol at https://stimmo.it/mcp (Streamable HTTP, no auth, per-IP rate limits). Add to your Claude Desktop or Claude Code config:

{
  "mcpServers": {
    "stimmo": { "type": "http", "url": "https://stimmo.it/mcp" }
  }
}

Tools: estimate_property, lookup_omi_quote, geocode_milan_address, omi_zone_for_point, amenity_score, omi_history. See docs/mcp-server.md for the full surface, resources, prompts, and rate-limit tiers.

Sharing estimates

Every estimate has a Share ↗ button that produces a self-contained link (/{lang}/s/{token}) re-rendering the full result, plus a per-estimate Open Graph card (/og/{token}.png) so the link unfurls richly on social apps. The estimate is encoded in the URL — no datastore — and recomputed on open against current data. See docs/sharing-estimates.md.

Refreshing the data

OMI semestral assets (sales €/m² + zone polygons) are bundled in
src/stimmo/data/assets/. To pull the most recent semester from
dati.comune.milano.it:

uv run python scripts/refresh_omi.py

The script discovers the latest "Compravendita" + "Zone e Perimetri" datasets
via the CKAN API and rewrites both files in place. Bump the SEMESTER
constant in src/stimmo/data/omi.py if it advanced.

"Recent closing prices"

Italy doesn't publish per-transaction sale data. The closest free proxy is the
OMI €/m² band per semester, which is itself derived from observed sales.
The bundled milano_omi_history.csv carries the last 8 semesters of MILANO
Compravendita quotations; the report shows the matching zone+type+condition
across all of them, with per-semester deltas and an overall trend.

Caveats

• Polygon coverage is the comune di Milano only — addresses in the metropolitan
  belt (Sesto San Giovanni, Cinisello, etc.) will fail with "outside Milano".
• No live comparable listings; the band comes from OMI min/max, not from a
  fitted model. This is by design.
• Verdicts compare asking price to an ask-shifted band (OMI rogito + 6%). See /about for rationale.

Tests

uv run pytest

Data sources

• OMI Compravendita per semestre (Comune di Milano, CKAN):
  dati.comune.milano.it — quotazioni OMI compravendita
• OMI Zone e Perimetri (Comune di Milano, CKAN):
  dati.comune.milano.it — zone e perimetri OMI
• Nominatim: nominatim.openstreetmap.org
• Overpass: overpass-api.de

License

Code: Apache-2.0 (see LICENSE).

Bundled data: OMI quotations and zone polygons are redistributed under
IODL 2.0 (Italian Open Data License) from the Comune di Milano CKAN
portal — attribution required.

Live data: OpenStreetMap (Nominatim, Overpass) under ODbL — attribution
required for any rendered output.

AI-assisted development

This project is developed with help from Claude Code. See CLAUDE.md
for project context provided to AI assistants. Per-session agent artifacts
(.claude/plans/, .claude/reports/, .claude/settings.local.json) are
gitignored — only CLAUDE.md and shared agent config are version-controlled.

Disclaimer

stimmo is a fairness check, not an official appraisal (perizia). It does
not replace a qualified professional valuation (perito) and should not be
used as the basis for legal, fiscal, or contractual decisions.