How Brixfox Computes Its Spain Numbers

The catalogue: Idealista villas, one source, in euros

The Spanish catalogue is villas listed on Idealista across four markets — the Balearics (Mallorca, Ibiza, Menorca, Formentera), the Canary Islands (Tenerife, Gran Canaria, Lanzarote, Fuerteventura), the Costa del Sol and the Costa Brava. It is one source, crawled daily: new listings, price cuts and withdrawn stock. The same villa listed by several agencies is collapsed to one card. Apartments, plots and anything without a bedroom count, a photo, a price or an area name do not enter the browsable set.

Prices are euro asking prices and stay in euros: every yield on the page is a euro figure over a euro cost, and the currency switch converts for display only. These are asking prices, not closed sales, so treat a median as the top of the negotiating range. A delisting date is the day we detected a listing's removal, not the day it sold.

Expected ADR and occupancy: comps by distance, from live calendars

The nightly rate and occupancy we project for a villa come from the Airbnb listings we track around its coordinates — selected by real distance within an adaptive radius, never by municipality name, and matched on bedroom count. Occupancy is derived from real availability calendars, tracked daily and diffed to detect bookings. Nightly rates are the hosts' asking rates: Airbnb's calendar does not reliably return the price a night actually booked at, and we say so wherever a rate appears.

Only the Airbnb regions that belong to these four markets are read. DNA's Spanish data also holds the Costa Blanca, Green Spain, Galicia and the Pyrenees, none of which is a market on this site, and none of which enters a Spanish figure — the region allowlist is what keeps another coast's performance off a Mallorca page.

Spanish calendars have been observed since March 2026 at the earliest, so the 2026 summer is the only high season on record and no winter has been measured yet; every market page prints the window its figures cover. The number of comparable listings and the comp engine's own confidence are printed on each villa page beside the estimate. Where a villa has been photo-matched to its own live Airbnb listing, that listing's observed performance is shown alongside the projection.

Net yield: fully managed, after non-resident income tax, on the all-in cost

The headline number is the after-tax net yield of a fully managed short-term rental — projected income less management, IBI, insurance and non-resident income tax — divided by the all-in investment: the asking price plus ITP transfer tax at the region's own schedule, notary, registry, legal fees, and furnishing with short-term-rental launch costs. Never the sticker price alone. The stored breakdown is printed line by line on every villa page as “True Investment Cost”, and the yield you see is the stored figure that was computed on that exact cost, not one recomputed on the page.

The tax assumptions this site holds in code (lib/marketInvestmentConstants.ts) are the non-resident income tax on rental income at the 24% non-EU rate — EU and EEA residents pay 19% — and IBI, the municipal property tax, at roughly 0.5% of the asking price as a conservative approximation of a rate levied on cadastral value. The per-villa stack is the scraper's Spanish model, computed with the same assumptions, and the two are kept in lockstep on purpose: a page that quoted one rate over a figure computed at another would contradict itself.

Everything is stated before home-country personal tax and before financing. The market-level figure on the Spain hub and the homepage is the median of the villas at or above the p90 BrixfoxScore cut, with the whole-market median printed beneath it; both come from one stored view, so the card, the hub and the intelligence page state the same number.

Ownership: freehold

Spanish villas are bought freehold — full ownership of land and building — so there is no lease term to discount, no years-remaining figure to score, and no tenure choice to make. The compare table hides the lease-years row on this market for that reason. What the buyer does carry is the acquisition stack above; on a resale that is ITP, whose rate is set by the autonomous community, which is why the all-in figure is itemised per villa rather than quoted as one national percentage.

Licences: named per region, checked on the register, never asserted

A legal Spanish short let needs two numbers: the regional licence — ETV or ETVPL in the Balearics, issued per island council; VV in the Canaries; VUT or VFT in Andalusia; HUT in Catalonia — and, since July 2025, the national NRA registration number from the Registro Único, which sits on top of every regional regime. Availability differs sharply by region: new licences are frozen in the Balearics and the Canaries, capped in stressed Catalan municipalities, and open in most of Andalusia. Every Spain area page names the regime that applies there.

We hold the open regional registers and check each villa against them nightly. A villa reads “licence found on register at this location” when the listing's own licence number resolves on a register, or when a pinned licence sits within 50 m of the villa's exact pin with a registered capacity consistent with its bedrooms. Several licences within that radius are reported as a count — a building or complex holding several licences, where which unit holds which licence cannot be told from a pin. A number printed by the villa's photo-matched Airbnb, or stated by the agency, is shown as exactly that: the Airbnb's or the agency's statement, not a register hit. Where the register we hold carries no coordinates (Catalonia's HUT register publishes addresses without pins) or we hold none with pins (Ibiza and Formentera), the page says a location check is not possible.

None of this states that a villa holds a licence, and no page on this site does. A register hit means a licence exists at this location, not that it transfers with the sale: have a Spanish lawyer verify the transfer clause in the deed, the licence's current status and the municipality's renewal position before you commit. That line is printed under every licence tier, including the strongest.

Location precision, stated honestly

Idealista blurs most of its pins, and Spanish listings carry no street address. A minority of villas carry an exact pin; the rest are placed on a blurred coordinate or on their municipality or neighbourhood centre, and the card and the page say which. Comps are selected by distance from whichever coordinate the villa has, so an approximate pin means an approximate comp set, and a centroid can be a kilometre from the coast the villa is actually on. The licence-register location check runs only on an exact pin: a blurred pin cannot support “no licence within 50 m”, so it is not asked to.

When we show no number

A projection with too little behind it is worse than none. A villa with no comparable listings at all, or whose modelled after-tax net is zero or below, is not shown in the browsable catalogue — there is no yield to rank it on. Where comps are thin (the comp engine's own low-confidence flag, or fewer than ten comparable listings) the after-tax net is shown as a range rather than a single false-precision figure, and the card says “indicative”. Where the implied gross yield on the asking price is above 20% — the point at which the likelier explanation is a mis-read price rather than an exceptional villa — the financial figures are withheld and the listing is marked under review. And a villa the nightly register match has not reached yet says “not assessed” rather than borrowing a neighbour's answer.