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.

If several places share the name and one of them holds at least 80% of their live listings, the figures are for that place alone, and location_match.other_places names the others (id, municipality, province, listings). If the listings are split between them, or none has any, the response says so (error: ambiguous_location, location_match.ambiguous: true), lists them in location_match.candidates and returns no figures. Either way, ask again with the chosen id as location_id, or with the town or province after a comma ('El Limonar, Mijas'). A town that holds no area of that name is answered as location_not_found, with the areas of that name we do hold in location_match.candidates.

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.

The oracle figure follows property_types where the source has one for that kind of home: oracle.segment is apartments (flats and penthouses) or houses (villas, townhouses, country houses). Otherwise it is the figure for every home in the area, oracle.segment is all_homes, oracle.covers_all_homes is true and oracle.note says so: never quote it as the figure for the type asked for.

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

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'. Add the town or province after a comma when several places share the name: 'El Limonar, Mijas'.
`location_id`	No	Area id from autocomplete_location or from location_match.candidates. Takes precedence over location.
`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

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.

Changed2 schema fields changedOct 30, 2026

addedOutput schema / properties / oracle / properties / covers_all_homes

Added value: +{
+  "description": "True when price_per_sqm is the figure for every home in the area, whatever property_types asked for.",
+  "type": "boolean"
+}

addedOutput schema / properties / oracle / properties / segment

Added value: +{
+  "description": "The homes price_per_sqm describes: apartments (flats and penthouses), houses (villas, townhouses, country houses), or all_homes when the source has no figure for the types asked for.",
+  "enum": [
+    "apartments",
+    "houses",
+    "all_homes"
+  ],
+  "type": "string"
+}

Changed5 schema fields changedOct 20, 2026

changedInput schema / properties / location / description

Previous value: -"Place name (city, suburb, or urbanisation). e.g. 'Marbella'."New value: +"Place name (city, suburb, or urbanisation). e.g. 'Marbella'. Add the town or province after a comma when several places share the name: 'El Limonar, Mijas'."

addedInput schema / properties / location_id

Added value: +{
+  "description": "Area id from autocomplete_location or from location_match.candidates. Takes precedence over location.",
+  "minimum": 1,
+  "type": "integer"
+}

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

addedOutput schema / properties / location_match / properties / candidates

Added value: +{
+  "items": {
+    "properties": {
+      "id": {
+        "description": "Pass it as location_id.",
+        "type": "integer"
+      },
+      "listings": {
+        "type": "integer"
+      },
+      "municipality": {
+        "type": [
+          "string",
+          "null"
+        ]
+      },
+      "municipality_code": {
+        "type": [
+          "string",
+          "null"
+        ]
+      },
+      "name": {
+        "type": "string"
+      },
+      "parent": {
+        "type": [
+          "string",
+          "null"
+        ]
+      },
+      "province": {
+        "type": [
+          "string",
+          "null"
+        ]
+      },
+      "type": {
+        "type": "string"
+      }
+    },
+    "type": "object"
+  },
+  "type": "array"
+}

addedOutput schema / properties / location_match / properties / other_places

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

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

A4.7/5.0

Behavior5/5

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

The description discloses extensive behavior beyond the annotations, including location resolution failures, ambiguity handling, price-unit semantics, oracle verification rules, sub-area roll-up behavior, and commercial-property restrictions. These are precisely the operational details an agent needs to avoid misrepresenting the returned figures.

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?

The description is long, but it is front-loaded with purpose, metrics, filters, and usage before moving into edge cases. Most sentences carry operational value, though the length is near the upper bound for a tool description and could be tightened in places without losing meaning.

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?

Given the tool's complexity, the description is complete: it covers metric semantics, location-resolution outcomes, oracle caveats, sub-area behavior, and commercial-versus-residential separation. An output schema and annotations also exist, but the description still supplies the interpretation rules an agent needs to use the tool correctly.

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

Parameters5/5

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

Although schema coverage is already 80%, the description adds substantial meaning: it explains how search_type affects price units, how location_id takes precedence after ambiguous matches, and how property_types separates homes from commercial figures. The schema alone would not make those behavioral consequences clear.

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?

The description opens with a precise verb and resource: return aggregate market context for a Spanish area, listing the exact metrics provided. It also clarifies that this is a market-context tool rather than a listing search or individual valuation, which differentiates it from siblings such as search_properties and verified_valuation.

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?

It gives a clear usage context: use this before recommending a price or commenting on whether a listing is good value. However, it does not explicitly state when to prefer a sibling tool, such as verified_valuation for a specific property valuation, or when not to use this tool.

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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