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The register, read aloud.

Market reports, legal changes and what we learned refusing files — written by the people who check them.

  • 38Cities
  • 24 128Listings
  • 1 940Agents

Issue 14 · Q3 2026Market report · out 06 Aug

Prices held. The gap between asking and signed did not.

Across thirty-eight cities the median barely moved. What moved was the discount sellers accepted before signing — and it widened with every price band, which is not what a flat market is supposed to look like.

Median asking / m²
€4 210
On the quarter
+1.8%
Asking vs signed
−1.8%

Read issue 14 Download PDF · 3.2 MB 28 pages · 14 min

Fig. 01 — discount accepted, by price band Q3 2026

  1. −0.9% < €300 k
  2. −1.2% €300—500 k
  3. −1.8% €500—800 k
  4. −2.6% €800 k—1.2 M
  5. −3.7% €1.2—2 M
  6. −5.1% €2—3 M
  7. −6.4% > €3 M
Discount accepted by price band, Q3 2026
Price bandDiscount accepted
< €300 k−0.9%
€300—500 k−1.2%
€500—800 k−1.8%
€800 k—1.2 M−2.6%
€1.2—2 M−3.7%
€2—3 M−5.1%
> €3 M−6.4%
Above three million the discount is six times what it is at the bottom of the market.
Filter the journal by section

The journal

All12 of 68 on this page

Everything on file.

Sixty-eight pieces since 2023. Nothing written by anyone who does not work on the register.

  1. Plate 01 Updated 14 August 2026Regulation · 6 min The short-let licence review, street by street Six districts lost their tourism licence in July. We mapped the addresses that keep it and how asking prices reacted in the four weeks after. −4.2% asking prices in the six districts, four weeks on TF Tomás Ferrer Regulation desk
  2. Plate 02 From the files · 9 min The attic that was never there A 210 m² townhouse in the old town, listed for eleven months by two agencies. The top floor did not appear on any permit issued since 1904. €312 k the price difference once the attic came off the deed SM Sofia Marchetti Verification
  3. Plate 03 Financing · 4 min Staged payments on off-plan purchases The three clauses that protect a buyer when a delivery date slips — and the one developers quietly remove from the standard contract. 1 in 3 off-plan contracts missing a delay clause MO Marc Oliveira Financing
  4. Plate 04 Market reports · 14 min Issue 14 — the quarter in thirty-eight cities Medians barely moved, but the discount sellers accepted widened with every price band. The full spread, city by city and street by street. −1.8% median gap between asking and signed LD Léa Dubois Reports
  5. Plate 05 Updated 29 July 2026Renovation · 8 min Restoration grants in the historic centres Up to thirty per cent of the works covered in Palermo and Porto. What qualifies, what does not, and how long the paperwork really takes. €2.4 M paid out to owners on the register last year MR Marco Rizzo Renovation
  6. Plate 06 From the files · 7 min Eight metres that cost forty thousand The deed said a hundred and four square metres. The laser said ninety-six. What happens between those two numbers and a signature. 1 in 5 properties where our measurement differs EM Elena Marín Survey
  7. Plate 07 Updated 18 July 2026Regulation · 11 min Notary practice across four countries, compared Who checks what, what it costs, and where a buyer is genuinely protected rather than merely charged. 0.20% notary tariff in Spain, fixed by statute NC Nuno Cardoso Verification
  8. Plate 08 Market reports · 5 min Where the days-to-offer number actually comes from Portals count from the day a listing is republished. We count from first publication, which is why our forty-one looks worse than their nineteen. 41 days our median, measured from first publication KW Kasia Wrona Register
  9. Plate 09 Financing · 6 min Two lenders, one file, forty-two basis points We sent the same complete application to eleven lenders. The spread on identical paperwork was wider than a year of rate movement. 0.42% average spread on the same file RA Rita Almeida Financing
  10. Plate 10 Renovation · 10 min What a roof actually costs in the old town Nine completed jobs, invoices seen, from a patch repair to a full replacement with the beams out. €41 k median full replacement, 210 m² house MR Marco Rizzo Renovation
  11. Plate 11 From the files · 8 min The charge nobody mentioned A clean-looking apartment with an eleven-year-old community debt attached to the unit rather than the owner. €18 400 the debt that would have followed the buyer SM Sofia Marchetti Verification
  12. Plate 12 Regulation · 5 min Energy certificates: the letter and the bill We compared the rating on file with a year of real consumption for two hundred flats. The letter is a weak predictor. 38% of flats used more than their rating implies KW Kasia Wrona Register

Pulled from the reportsevery figure links to its source

  1. €4 210 Median asking / m² Across thirty-eight cities, this quarter Issue 14
  2. 41 Days to offer Counted from first publication, not republication Issue 14
  3. 1 in 5 Area disputed Where our measurement differs from the deed Eight metres
  4. 0.42% Lender spread Same file, eleven lenders, one quarter Two lenders
  5. 1 862 Files refused In the last twelve months, with reasons From the files

Archivefourteen issues since 2023

Every quarter, kept on file.

  1. 2026 Q4 out in November
  2. 2025 Full year
  3. 2024 Full year
  4. 2023 First two issues

Reports are never edited after publication. Where a figure was later revised, the correction is printed in the following issue and linked from the original.

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