PropertyList: Spanish Property MLS

Area market summary

area_market_summary

Read-onlyIdempotent

Return aggregate market context for a Spanish area: number of active listings, median price, mean price, median €/m², and the count broken down by bedroom band. Filterable by property type and search type (for-sale / for-rent / holiday-rentals). Use this before recommending a price or commenting on whether a listing is good value.

If the place name is not one we hold, the response says so (error: location_not_found, location_match.matched: false) and returns no figures. Figures are NEVER nationwide fallbacks.

Price figures follow the search type and are labelled with price_unit: sale prices are totals, for-rent is per MONTH and holiday-rentals is per WEEK. median_price_per_sqm is reported for sales only.

The oracle block carries the attested transaction price for the area. Check oracle.verified before citing it as verified: it is true only for Spanish figures from the notarial register (Consejo General del Notariado) with at least 10 recorded transactions behind them. Outside Spain the figure comes from a national house-price index, carries no transaction count, and must never be described as notary-backed - oracle.source names the real source and oracle.note says why it is not verified.

Transactions are recorded per municipality, so a sub-area (Sotogrande, Puerto Banus, Nueva Andalucia, Orihuela Costa) is answered with the figure for the municipality containing it, with oracle.rolled_up_from_sub_area true and oracle.municipality / oracle.municipality_code naming it. Quote it as the municipality's figure, never as the sub-area's own.

Commercial property (property_types commercial, a family such as offices, retail, cafes-bars-restaurants, hotels-leisure, industrial-warehouses, garages-storage-rooms, buildings or commercial-land, or one type such as shop) is answered with its own figures: the ASKING prices of live commercial listings (figures_basis asking_prices), per family, with the asking price or monthly rent per m² and size bands, and no oracle block. Below min_sample priced listings only the count is given. Homes and commercial property are never summarised together.

Input Schema

TableJSON Schema

Name	Required	Description	Default
`tenure`	No	Commercial sales only: traspaso narrows the figures to business transfers (the lease and the business taken over).
`location`	Yes	Place name (city, suburb, or urbanisation). e.g. 'Marbella'.
`search_type`	No		for-sale
`property_types`	No	Optional comma-separated slugs: apartments, villas, penthouses, plots, townhouses; or commercial, a commercial family (offices, retail, cafes-bars-restaurants, hotels-leisure, industrial-warehouses, garages-storage-rooms, buildings, commercial-land, businesses) or one commercial type (office, shop, bar, warehouse...).

Output Schema

TableJSON Schema

Name	Required	Description
`note`	No
`error`	No
`oracle`	No
`tenure`	No
`families`	No
`location`	Yes
`max_price`	No
`min_price`	No
`commercial`	No
`mean_price`	No
`min_sample`	No	Fewer priced listings than this and no median is given, only the count.
`price_unit`	No
`size_bands`	No
`price_basis`	No
`search_type`	No
`median_price`	No
`per_sqm_area`	No
`figures_basis`	No
`location_match`	No
`property_types`	No
`total_listings`	Yes
`by_bedroom_band`	No
`priced_listings`	No
`median_rent_per_sqm`	No	Commercial lettings: median monthly asking rent per m² of built area.
`median_price_per_sqm`	No

Schema Changelog

Changes observed during successful MCP inspections.

Changed12 schema fields changedOct 16, 2026

changedInput schema / properties / property_types / description

Previous value: -"Optional comma-separated slugs: apartments, villas, penthouses, plots, townhouses."New value: +"Optional comma-separated slugs: apartments, villas, penthouses, plots, townhouses; or commercial, a commercial family (offices, retail, cafes-bars-restaurants, hotels-leisure, industrial-warehouses, garages-storage-rooms, buildings, commercial-land, businesses) or one commercial type (office, shop, bar, warehouse...)."

addedInput schema / properties / tenure

Added value: +{
+  "description": "Commercial sales only: traspaso narrows the figures to business transfers (the lease and the business taken over).",
+  "enum": [
+    "traspaso"
+  ],
+  "type": "string"
+}

addedOutput schema / properties / commercial
```
Added value: +{
+  "type": "boolean"
+}
```

addedOutput schema / properties / families

Added value: +{
+  "items": {
+    "type": "object"
+  },
+  "type": "array"
+}

addedOutput schema / properties / figures_basis

Added value: +{
+  "enum": [
+    "asking_prices"
+  ],
+  "type": "string"
+}

addedOutput schema / properties / median_rent_per_sqm

Added value: +{
+  "description": "Commercial lettings: median monthly asking rent per m² of built area.",
+  "type": [
+    "number",
+    "null"
+  ]
+}

addedOutput schema / properties / min_sample

Added value: +{
+  "description": "Fewer priced listings than this and no median is given, only the count.",
+  "type": "integer"
+}

addedOutput schema / properties / per_sqm_area

Added value: +{
+  "enum": [
+    "built",
+    "plot"
+  ],
+  "type": "string"
+}

addedOutput schema / properties / priced_listings
```
Added value: +{
+  "type": "integer"
+}
```

addedOutput schema / properties / size_bands

Added value: +{
+  "items": {
+    "type": "object"
+  },
+  "type": "array"
+}

addedOutput schema / properties / tenure

Added value: +{
+  "type": [
+    "string",
+    "null"
+  ]
+}

changedOutput schema / required

Previous value: -[
-  "location",
-  "total_listings",
-  "oracle"
-]New value: +[
+  "location",
+  "total_listings"
+]

Changed2 schema fields changedOct 6, 2026

addedOutput schema / properties / oracle / properties / price_per_sqm

Added value: +{
+  "description": "EUR per m². Verified only when `verified` is true; otherwise an estimate from the source in source_label.",
+  "type": [
+    "integer",
+    "null"
+  ]
+}

addedOutput schema / properties / oracle / properties / verified_price_per_sqm / description

Added value: +"Deprecated: the same figure as price_per_sqm, under its old name. Despite the name it is verified only when `verified` is true."

Changed8 schema fields changedSep 10, 2026
- addedOutput schema / properties / oracle / properties / minimum_verified_sample
```
Added value: +{
+  "type": [
+    "integer",
+    "null"
+  ]
+}
```
- addedOutput schema / properties / oracle / properties / municipality
```
Added value: +{
+  "type": [
+    "string",
+    "null"
+  ]
+}
```
- addedOutput schema / properties / oracle / properties / municipality_code
```
Added value: +{
+  "type": [
+    "string",
+    "null"
+  ]
+}
```
- addedOutput schema / properties / oracle / properties / note
```
Added value: +{
+  "type": [
+    "string",
+    "null"
+  ]
+}
```
- addedOutput schema / properties / oracle / properties / requested_area
```
Added value: +{
+  "type": [
+    "string",
+    "null"
+  ]
+}
```
- addedOutput schema / properties / oracle / properties / rolled_up_from_sub_area
```
Added value: +{
+  "type": "boolean"
+}
```
- addedOutput schema / properties / oracle / properties / source_label
```
Added value: +{
+  "type": [
+    "string",
+    "null"
+  ]
+}
```
- addedOutput schema / properties / oracle / properties / transaction_backed
```
Added value: +{
+  "type": "boolean"
+}
```

Changed5 schema fields changedJul 28, 2026

addedOutput schema / properties / error

Added value: +{
+  "type": [
+    "string",
+    "null"
+  ]
+}

addedOutput schema / properties / location_match

Added value: +{
+  "properties": {
+    "exact": {
+      "type": "boolean"
+    },
+    "matched": {
+      "type": "boolean"
+    },
+    "matched_areas": {
+      "items": {
+        "type": "string"
+      },
+      "type": "array"
+    },
+    "matched_location": {
+      "type": [
+        "string",
+        "null"
+      ]
+    },
+    "requested": {
+      "type": "string"
+    }
+  },
+  "type": [
+    "object",
+    "null"
+  ]
+}

addedOutput schema / properties / note

Added value: +{
+  "type": [
+    "string",
+    "null"
+  ]
+}

addedOutput schema / properties / price_basis
```
Added value: +{
+  "type": "string"
+}
```

addedOutput schema / properties / price_unit

Added value: +{
+  "enum": [
+    "total",
+    "per_month",
+    "per_week"
+  ],
+  "type": "string"
+}

First observedJul 27, 2026

TDQS

A4.6/5.0

Behavior5/5

Does the description disclose side effects, auth requirements, rate limits, or destructive behavior?

Annotations already cover read-only/idempotent safety, but the description adds substantial behavior: location_not_found error shape, explicit refusal to fall back to nationwide figures, price_unit semantics per search type, oracle.verified gating rules, sub-area municipality roll-up, and commercial listing handling. These are exactly the details an agent cannot infer from structured fields.

Agents need to know what a tool does to the world before calling it. Descriptions should go beyond structured annotations to explain consequences.

Conciseness4/5

Is the description appropriately sized, front-loaded, and free of redundancy?

Five paragraphs is long, but it is front-loaded with purpose and each subsequent block covers a distinct edge case (location miss, price units, oracle verification, sub-area roll-up, commercial). Dense but not padded; the length is proportionate to the behavioral surface.

Shorter descriptions cost fewer tokens and are easier for agents to parse. Every sentence should earn its place.

Completeness5/5

Given the tool's complexity, does the description cover enough for an agent to succeed on first attempt?

Even though an output schema exists (so return values need not be spelled out), the description covers error modes, verification caveats, and the commercial/homes split thoroughly. Nothing an agent needs to call this correctly appears to be missing.

Complex tools with many parameters or behaviors need more documentation. Simple tools need less. This dimension scales expectations accordingly.

Parameters4/5

Does the description clarify parameter syntax, constraints, interactions, or defaults beyond what the schema provides?

Schema coverage is 75%, and the description adds real meaning beyond it — property_types commercial families drive a completely different response path (asking prices, no oracle block) and search_type drives the price_unit labelling. It does not revisit the tenure (traspaso) parameter, but overall it meaningfully enriches enum interpretation.

Input schemas describe structure but not intent. Descriptions should explain non-obvious parameter relationships and valid value ranges.

Purpose5/5

Does the description clearly state what the tool does and how it differs from similar tools?

States a specific verb and resource ('Return aggregate market context for a Spanish area') and enumerates the exact outputs (active listing count, median price, mean price, median €/m², bedroom-band counts). This is distinguishable from valuation-oriented siblings like verified_valuation or listing_health without opening a schema.

Agents choose between tools based on descriptions. A clear purpose with a specific verb and resource helps agents select the right tool.

Usage Guidelines4/5

Does the description explain when to use this tool, when not to, or what alternatives exist?

Gives a clear triggering condition: 'Use this before recommending a price or commenting on whether a listing is good value.' It does not name an alternative (e.g. verified_valuation) or state when not to use it, so the when-vs-what-else routing is left implicit.

Agents often have multiple tools that could apply. Explicit usage guidance like "use X instead of Y when Z" prevents misuse.

All PropertyList: Spanish Property MLS tools Inspect

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