How Frankly evaluates listings

A plain-English guide to the numbers you see on every property page.

The Frankly Median

The Frankly Median is the middle price per square metre of comparable listings in the property's area. If 40 listings are similar to the one you're looking at, the Frankly Median is the price in the middle when you line them up.

We show the listing's price as a percentage above or below this median, alongside the size of the comparable pool. It is a benchmark for comparison, not an appraisal or a closing price.

What 'comparable' means

Comparables are drawn from our Madrid luxury-agency inventory and filtered to match the target on the essentials that drive price:

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Location. Same sub-barrio (Trafalgar, Castellana, Jerónimos, etc.) when the data supports it, not the whole district. Prices can vary significantly within a single district, and the sub-barrio is the honest comparison.

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Size. Similar square metres. A large flat isn't comparable to a studio on the same street.

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Product type. Penthouses (áticos) trade at a meaningful premium. We compare penthouses with penthouses, flats with flats.

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Market tier. Only listings from the Madrid luxury agencies we track enter the benchmark.

We also guard against clear outliers so a single eye-catching listing doesn't pull the median.

The Frankly Fair Value range

The Frankly Fair Value range is the typical price interval of comparable listings, expressed in euros for the property's size. The Frankly Median sits at the midpoint of this range, which is why the percentage shown on the chip and the range always reconcile.

The verdict buckets

Below Frankly Median — The listing's price per square metre sits below the typical range of comparable listings.

At Frankly Median — Within the typical range of comparable listings.

Above Frankly Median — Above the typical range of comparable listings. We use amber, never red — the verdict describes a statistical position, not a judgment of the seller's pricing.

Ultra-prime — Branded residences, full-floor penthouses, palace conversions, and other listings that belong to a different market segment and should be benchmarked separately.

Insufficient comps — When we don't have enough comparable listings to position the property confidently, we say so instead of fabricating a verdict.

Data sources

Frankly draws comparable values from 30+ Madrid luxury agencies, including Engel & Völkers, Lucas Fox, Knight Frank, Barnes, Christie's, Coldwell Banker, AProperties, Diza Consultores, Walter Haus, and others. Listings are refreshed daily and used as factual inputs to the valuation model; they are not republished as a stand-alone listings catalogue.

Neighborhood housing-stock context is sourced from the Ayuntamiento de Madrid (Catastro, datos.madrid.es — CC BY 4.0). Transaction medians come from Notariado where available.

Frankly does not scrape Idealista, Fotocasa, or other generalist portals. Our comparables come from agency-direct listings — the primary source of supply in the Madrid luxury market.

What Frankly is not

Frankly is buyer-side analysis. We help you evaluate asking prices against the live market. We are not:

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An appraisal service. Licensed valuers see the property; we do not.

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A transaction database. We see asking prices (and price history where disclosed). Closing prices for Spanish luxury listings are largely private.

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An agent or broker. We do not represent buyers in negotiations, visit properties, or earn commission.

Coverage

Coverage is strongest in prime central Madrid (Salamanca, Recoletos, Chamberí, Retiro, Goya, Almagro, Chamartín). Thinner comparable pools in outlying areas show as "Insufficient comps" on the verdict chip — the listing itself, photos, description, and the comparables carousel are still shown; we just don't put a verdict on it.

Updates

This page reflects our current methodology as of April 2026. We'll update it here when the approach changes materially.

Questions about a specific listing? felipe@frankly.es.