How the Habio Price Index is calculated

Every figure is drawn from listings published on Habio — properties that estate agents and private sellers are currently advertising for sale. The index reports:

• Median asking price— the midpoint. Half the listings are asking more, half less. We use the median rather than the average because one €30m villa should not move a country’s headline number.
• Typical range — the 25th and 75th percentiles, so you can see whether a market is tightly clustered or spread across two different worlds.
• Median price per square metre — asking price divided by internal floor area, for the subset of listings that carry one.
• Month-on-month change — against the previous month we published for the same area.

They are not sold prices. Asking prices lead sold prices and, in a softening market, lead them by a wide margin. If you need transaction data, a land registry is the source, not us.

They are not a valuation. Nothing here values a specific property.

They describe our stock, not the whole market. Habio aggregates feeds from agencies who list with us. In markets where we hold thousands of listings that is a fair cross-section; in thin markets it is a sample of whoever happens to supply us. The listing count beside every figure is there so you can judge that for yourself.

• Published, for-sale residential listings with at least one photograph. Rentals are excluded.
• Asking price of at least €25,000. Below that is almost always a data fault — a deposit, a monthly figure, or a missing thousands separator.
• Asking price of at most €50,000,000, for the same reason in the other direction.
• For price per square metre, an internal area between 20 and 2,000 m².
• An area is published only when it holds at least 20 qualifying listings — and price per square metre only when at least 20 of those carry a floor area.

Habio carries listings priced in euros, pounds, dollars, dirhams, lira and baht. Every figure here is converted to euros at a daily reference rate before any comparison is made, because a median over mixed currencies is arithmetic across units and means nothing. Currency movement can therefore show up as price movement for markets outside the eurozone.

Some markets are withheld. If the spread of asking prices in a market is implausibly wide — a 75th percentile more than ten times the 25th — that is far more likely to be a feed mislabelling its currency than a real market, and we suppress the figure rather than print it.

This is deliberate. A missing number costs a reader a click; a wrong number, once quoted somewhere else, is permanent.

Figures are recomputed continuously and stamped to the calendar month. Each closed month is then frozen, so a figure you cited in March still reads the same in September. The current published period is September 2026.

If a figure looks wrong to you, it may well be — tell us and we will check it and say publicly what we changed. Contact details are on the press page.