For twenty years Sergeli was where you lived if you worked in the industrial south and could not afford anywhere else. The overground metro line changed that arithmetic: from the new stations, the centre is now twenty-five minutes and predictable, which is faster than the same trip by car at eight in the morning.
Prices followed, but unevenly. Within eight hundred metres of a station, land has roughly doubled since 2021. Two kilometres out, on the same soil with the same permits, it has moved by perhaps a third. The metro map is the price map here, and the walking distance matters more than the district name.
The freight corridor is the part buyers underestimate. The southern logistics park brings work, and it brings lorries on the same roads from four in the morning. We would not buy a house on the through routes to it, whatever the price per square metre says.
The schools are genuinely new and genuinely good, which is why families are moving south rather than merely investors. That is the healthier kind of demand: it does not evaporate when the yield story changes.
Our own position is that serviced land close to a station is the honest opportunity here, and finished apartments two kilometres away are not. We are selling nine plots on that basis and nothing else in the district.
