The price shown on property portals is what owners are asking, not what buyers are paying. The real value of a home is its market value: the price at which a sale would close today between a well-informed seller and a well-informed buyer. To find it, you need to analyse real transactions completed in the area and visit the property. At aProperties, we provide this valuation free of charge and with no obligation in Madrid, Barcelona, Valencia and Mallorca.
Why is the listing price not the selling price?
The listing price is not the selling price because it reflects the owner's expectations, not an agreement with a buyer. There is almost always a negotiation margin between what is asked and what is finally paid. According to Tecnocasa's market analysis published in February 2026, the average discount on the initial asking price was around 6% in 2025, one of the lowest on record. In some cities the gap is much wider: Fotocasa's negotiation index for the first half of 2026 puts the difference between supply and demand at 16% in Palma and 12% in Valencia.
There is also an effect that distorts the comparison. Homes with a realistic price sell within a few weeks and disappear from the portals. Those priced above the market stay online for months. So when owners compare their home with the listings they see today, they are largely comparing it with properties that are not selling. A nearby example is Sant Cugat del Vallès, where the average price of listed flats is around 4,350 euros per square metre, while the price of flats actually sold and registered stays at around 3,850.
What is the difference between listing price, market value, appraisal value and reference value?
These are four different concepts that are often confused. The listing price is the figure the owner publishes on a portal, which may be above or below reality. The market value is the price at which the home would reasonably sell today, and it is the one that matters when setting an asking price. The appraisal value is calculated by an appraisal company approved by the Bank of Spain using an official methodology, and banks use it to grant mortgages; it tends to be more conservative than market value. Finally, the reference value has been set by the Spanish Cadastre (Catastro) since 2022 and is used as the minimum base for calculating taxes such as Property Transfer Tax or Inheritance and Gift Tax, but it does not indicate the price at which a home will sell.
When owners ask how much their home is worth, what they need to know is its market value. That is the figure a professional commercial valuation provides.
What factors determine the real value of a home?
The real value of a home depends on its location, the characteristics of the property and the state of the market. Two flats in the same building with the same floor area can have very different prices. Floor level, orientation and natural light have a strong influence, as do the state of repair, any renovations, the layout and energy efficiency. Features such as a terrace, a lift, a parking space, a storage room, the views or street noise also add to or reduce the value.
On top of this, there are factors that no portal captures. The condition of the building and any planned special levies, real demand on that particular street, the profile of buyers searching in the area and the competing supply at that moment can all move the price significantly. That is why automated calculators are useful as an initial guide but cannot replace a valuation by a professional who knows the neighbourhood.
What happens if I put my home on the market at too high a price?
If a home goes on the market at too high a price, it will most likely take longer to sell and end up selling for less. The first weeks of a listing bring the most visibility and the most viewings. If the price does not convince buyers during that period, the property misses its best opportunity and starts to build up time on the market. Buyers notice and wonder why no one has bought it, which forces a series of price cuts and weakens the seller's negotiating position. For reference, Tecnocasa put the average time to sell at 77 days in 2025; a poorly valued home can take many times longer.
The opposite mistake also has a cost. A price that is too cautious allows a quick sale, but it can mean leaving thousands of euros on the table. The aim of a good valuation is to find the price that attracts the right buyers while protecting the real value of the home.
“If you only compare your home with what is still listed, you are comparing it with what is not selling”
How is the value of a home calculated reliably?
A reliable valuation starts from closing prices, not listing prices. At aProperties, we combine three sources of information. The first is recent real transactions involving comparable homes in the same area. The second is first-hand knowledge of the live market: our advisors share closing prices, sales pace and buyer profiles every day for each neighbourhood in Madrid, Barcelona, Valencia and Mallorca. The third is a visit to the property, because the details that make the difference, such as light, condition or layout, can only be appreciated in person.
With this information, we propose a well-reasoned asking price, explain the data behind it and recommend improvements that can make the home more appealing, from small repairs to a professional photo shoot or home staging.
How much does a professional property valuation cost?
At aProperties, the valuation of your home is free and comes with no obligation. An advisor who specialises in your area visits the property, analyses the market and gives you a realistic price backed by clear arguments. It is designed both for owners who have already decided to sell and for those who simply want to know what their property is worth today.
Selling well starts with knowing what you are really selling.
Request your free valuation.
Frequently asked questions about the value of a home
Are online valuation calculators reliable?
Online calculators are useful as an initial guide, but they are not reliable for setting a selling price. They work with averages for the area and cannot assess the actual condition of the home, its light, its views or the state of the building, all of which can change the price considerably.
Is a valuation the same as an appraisal?
No. An appraisal is carried out by a company approved by the Bank of Spain, is official in nature and is required by banks to grant a mortgage. A commercial valuation is carried out by a real estate advisor to estimate the price at which the home would sell in the current market, which is the figure an owner needs before putting a property up for sale.
How much is the price of a home negotiated in Spain today?
It depends greatly on the city and the type of property. According to Tecnocasa, the average discount on the initial asking price was around 6% in 2025, while in markets such as Palma or Valencia the gap between supply and demand exceeds 10%, according to Fotocasa. A home that is valued correctly from the start usually needs less negotiation.
How often should a home valuation be updated?
In a market that is moving as fast as today's, a valuation remains meaningful for a few months. If the property has been on the market for some time without receiving offers, or if more than six months have passed since the last valuation, it is worth reviewing.
Where does aProperties offer free valuations?
aProperties provides free valuations in Madrid and its north-west area, in Barcelona and the Vallès Occidental, in Valencia and in Mallorca, through advisors who specialise in each area.