PropertyList: Spanish Property MLS

Market price estimate

verified_valuation

Read-onlyIdempotent

Estimate the market price of a property or area in Spain, Portugal or Cyprus from recorded market data, not asking prices. Returns the €/m² (price_per_sqm) for the municipality and segment, an indicative price estimate when you give a size (build_sqm) or a listing reference, and a content-hashed attestation URL the figure can be cited from. It is an estimate, for guidance.

Check verified before citing. It is true ONLY for Spanish figures drawn from the notarial register (Consejo General del Notariado) with at least 10 recorded transactions behind them. Portuguese figures come from the INE house-price index and Cypriot ones from the Cyprus Statistical Service house-price index: they are index-based estimates, transaction_backed is false, source_label names the source, and they must not be described as notary-verified. Other countries have no figure yet. indicative_band_pct widens as the evidence thins.

Transactions are recorded per municipality, so a query for a sub-area (Sotogrande, Puerto Banus, Nueva Andalucia, Orihuela Costa) is answered with the containing municipality's attestation: rolled_up_from_sub_area is true, location and municipality_code name the municipality, requested_area is what you asked for and rollup_note is the sentence to repeat. Never quote a rolled-up figure as the sub-area's own price.

Only two segment attestations exist per municipality, so a request for penthouse or townhouse resolves to the nearest attested segment. property_type is the segment actually used and requested_property_type is what you asked for; when they differ the text says so. Also returns our proprietary network achieved-sale figure where available. If no attestation covers the area yet, it says so plainly (use area_market_summary for asking-price stats instead). The registers price homes only: a commercial listing or segment (office, shop, hotel...) gets no figure, verified false and reason commercial.

Input Schema

Name	Required	Description
`location`	No	Municipality / city name, e.g. "Marbella". Ignored if a reference is given.
`build_sqm`	No	Built size in m² to estimate the price for. Optional.
`reference`	No	Estimate the market price of a specific PropertyList listing by reference (uses its municipality, type and size). Optional.
`property_type`	No	Optional segment slug: apartment, villa, penthouse, townhouse, plot. Defaults to the municipality-wide figure.

Output Schema

Name	Required	Description
`reason`	No	commercial: the listing or segment is commercial premises, which the registers behind the Oracle do not price.
`source`	No
`network`	No
`location`	Yes
`on_chain`	No
`verified`	Yes
`build_sqm`	No
`period_end`	No
`rollup_note`	No
`sample_size`	No
`content_hash`	No
`source_label`	No
`price_per_sqm`	No	EUR per m². Verified only when `verified` is true; otherwise an estimate from the source in source_label.
`property_type`	No
`requested_area`	No
`attestation_url`	No
`indicative_range`	No
`municipality_code`	No
`transaction_backed`	No
`valuation_estimate`	No	The estimated market price for build_sqm: price_per_sqm times the size. An estimate, for guidance.
`indicative_band_pct`	No
`verified_price_per_sqm`	No	Deprecated: the same figure as price_per_sqm, under its old name. Despite the name it is verified only when `verified` is true.
`requested_property_type`	No
`rolled_up_from_sub_area`	No

Schema Changelog

Changes observed during successful MCP inspections.

Changed3 schema fields changedOct 30, 2026

changedInput schema / properties / build_sqm / description

Previous value: -"Built size in m² to value. Optional."New value: +"Built size in m² to estimate the price for. Optional."

changedInput schema / properties / reference / description

Previous value: -"Value a specific PropertyList listing by reference (uses its municipality, type and size). Optional."New value: +"Estimate the market price of a specific PropertyList listing by reference (uses its municipality, type and size). Optional."

addedOutput schema / properties / valuation_estimate / description

Added value: +"The estimated market price for build_sqm: price_per_sqm times the size. An estimate, for guidance."

Changed1 schema field changedOct 15, 2026

addedOutput schema / properties / reason

Added value: +{
+  "description": "commercial: the listing or segment is commercial premises, which the registers behind the Oracle do not price.",
+  "type": [
+    "string",
+    "null"
+  ]
+}

Changed4 schema fields changedOct 6, 2026

removedInput schema / properties / build

Removed value: -{
-  "description": "Alias of build_sqm.",
-  "minimum": 1,
-  "type": "integer"
-}

removedInput schema / properties / build_size

Removed value: -{
-  "description": "Alias of build_sqm.",
-  "minimum": 1,
-  "type": "integer"
-}

addedOutput schema / 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 / 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."

Changed4 schema fields changedSep 10, 2026

addedOutput schema / properties / municipality_code

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

addedOutput schema / properties / requested_area

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

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

addedOutput schema / properties / rollup_note

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

Changed2 schema fields changedAug 19, 2026

addedInput schema / properties / build

Added value: +{
+  "description": "Alias of build_sqm.",
+  "minimum": 1,
+  "type": "integer"
+}

addedInput schema / properties / build_size

Added value: +{
+  "description": "Alias of build_sqm.",
+  "minimum": 1,
+  "type": "integer"
+}

Changed4 schema fields changedAug 4, 2026
- addedOutput schema / properties / indicative_band_pct
```
Added value: +{
+  "type": [
+    "integer",
+    "null"
+  ]
+}
```
- addedOutput schema / properties / requested_property_type
```
Added value: +{
+  "type": [
+    "string",
+    "null"
+  ]
+}
```
- addedOutput schema / properties / source_label
```
Added value: +{
+  "type": [
+    "string",
+    "null"
+  ]
+}
```
- addedOutput schema / properties / transaction_backed
```
Added value: +{
+  "type": "boolean"
+}
```
First observedJul 27, 2026

TDQS

A4.6/5.0

Behavior4/5

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

Annotations already declare readOnly/idempotent/non-destructive, and the description goes well beyond them: what `verified` actually gates, why transaction_backed is false outside Spain, that only two segment attestations exist per municipality, that commercial requests return reason=commercial. It does not state rate limits or latency, so it stops short of a 5, but the disclosure of failure modes and data provenance is unusually rich.

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?

Front-loaded with purpose and decision rule ('Check `verified` before citing') before the country and rollup details, and each paragraph covers one concern. It runs long, and the sub-area enumeration (Sotogrande, Puerto Banus, Nueva Andalucia, Orihuela Costa) is illustrative padding that could be trimmed.

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?

An output schema exists, so return-key explanation was optional — yet the description still explains the fields that determine correct downstream wording (verified, transaction_backed, source_label, rollup_note, requested_area, indicative_band_pct). For a multi-country, zero-required-param estimation tool, nothing an agent needs to call it or cite it responsibly is 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 100%, so baseline is 3, and the description still adds real meaning: build_sqm triggers an indicative price, reference reuses the listing's municipality/type/size (and location is ignored), and property_type resolves to the nearest attested segment with a requested_property_type echo. Minor tension: the schema lists 'plot' as a valid slug while the text says only homes are priced, which leaves plot handling slightly ambiguous.

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?

Specific verb ('Estimate the market price') plus resource (property or area) plus explicit scope (Spain, Portugal, Cyprus) and source qualifier ('recorded market data, not asking prices'). The closing pointer to area_market_summary for asking-price stats distinguishes it from the most confusable sibling without either schema being opened.

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

Usage Guidelines5/5

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

Explicitly routes the agent: use area_market_summary when no attestation exists, check `verified` before citing, never describe index-based PT/CY figures as notary-verified, never quote a rolled-up figure as the sub-area's own price. When-not conditions and alternatives are both named.

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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