Abstract
The rapid expansion of online real estate (RE) platforms has intensified information overload, making property search and decision-making increasingly complex. Real estate recommendation systems (RERSs) have emerged as essential decision-support tools; however, their development has not kept pace with advances in explainable artificial intelligence (XAI), transfer learning (TL), and fairness-aware machine learning. This PRISMA-compliant systematic review synthesizes 59 peer-reviewed studies published between 2005 and 2025 to critically examine algorithmic approaches, data modalities, evaluation practices, and ethical considerations in RERS research. Our analysis reveals a substantial lag in the adoption of state-of-the-art AI techniques: While deep learning is employed in 15% of studies, no reviewed work implements state-of-the-art post hoc XAI or TL frameworks, despite their relevance for addressing interpretability and data scarcity challenges. Furthermore, we identify systemic research biases, including reliance on proprietary datasets (80%), geographic concentration in Asia (56%), the dominance of residential property studies (91%), and limited fairness auditing despite documented discrimination risks in housing markets. To address these gaps, we propose a trust-based evaluation (T-EVAL) framework that integrates predictive accuracy, user trust, fairness, and market efficiency, and introduces a comprehensive nine-layer conceptual architecture for transparent, ethical, and data-efficient next-generation RERS. This review establishes an empirical benchmark for technology adoption gaps and outlines a research agenda for advancing responsible AI in RE decision-support systems.