Our Methodology
How we collect, analyze, and present property market data to ensure accurate, comparable, and actionable insights across global markets.
Our Principles
Primary Sources
We prioritize official statistics, central bank data, and regulated property registries over third-party estimates.
Transparent Calculations
All metrics are clearly defined. When we estimate, we explain our assumptions and limitations.
Regular Updates
Our importers check BIS, Eurostat and OECD every week and load each new quarterly release within days of publication. See the live refresh dates on the sources page.
Conservative Approach
When data conflicts, we use the more conservative figure. We'd rather understate than oversell.
Data Sources
Price Data
- National statistics offices (e.g., CBS Netherlands, INE Portugal, DLD Dubai)
- Central bank reports and financial stability assessments
- Official land registry transaction data where publicly available
- Major property portals (cross-referenced for accuracy)
- Industry reports from major real estate consultancies
Rental Yields
- Average asking rents from major rental platforms
- Actual transaction data where available
- Local property management company reports
- Cross-referenced with academic and institutional research
Market Context
- Government policy announcements and regulatory filings
- Economic indicators from IMF, World Bank, and OECD
- Local expert interviews and contributor insights
- On-the-ground research in key markets
Key Calculations
Average Price per m²
Calculated as the median transaction price divided by floor area for apartments in central and near-central locations. We exclude extreme outliers and focus on standard residential properties.
Avg Price = Median(Transaction Price ÷ Floor Area)Gross Rental Yield
Annual rental income divided by purchase price, expressed as a percentage. Based on average long-term rental rates (not short-term/Airbnb).
Gross Yield = (Annual Rent ÷ Purchase Price) × 100Net Rental Yield
Gross yield minus estimated costs including property taxes, service charges, insurance, maintenance reserve, and estimated vacancy. Actual costs vary by market, property condition and lease terms.
Net Yield = ((Annual Rent - Annual Costs) ÷ Purchase Price) × 100Year-over-Year Change
Percentage change in average prices compared to the same period in the previous year. Where possible, we use seasonally adjusted data.
YoY = ((Current Price - Previous Year Price) ÷ Previous Year Price) × 100Limitations & Disclaimers
- 1.Property markets vary significantly by micro-location. City averages may not reflect specific neighborhoods.
- 2.Historical data availability varies by market. Some emerging markets have limited historical records.
- 3.Currency conversions use prevailing rates at time of publication and may fluctuate.
- 4.Net yield estimates are indicative. Individual circumstances (financing, tax status, management approach) significantly impact actual returns.
- 5.This content is for informational purposes only and does not constitute financial or investment advice.
- 6.We recommend independent professional advice before making any property investment decisions.
Update stamps, authors and citations
Every figure we publish carries a reference period, a source and a last-updated stamp, and every written section carries a named author. The full explanation of how those stamps are derived and how each data point is cited lives on our data trust page.
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