How we check a listing
Every figure in your report has a source. If we can’t check something, the report says so and tells you how to find out.
What we read
The report is built from the listing you send us, in one of three ways.
The listing page
When the website allows it, we read the page itself. E-mail addresses and phone numbers are removed before anything is analysed.
Your screenshots
Some portals block automatic access, and we don’t try to get around that. You add up to three screenshots and we read the details from them. We don’t store them.
Details you type
Or you enter the price, size and town yourself. The report then says that these are the details you entered.
Official price data
We compare the asking price per m² with the official figure for the area, and name the source and period in the report. We download the latest figures every day; both countries publish them quarterly.
| Country | Source | What it measures | Area |
|---|---|---|---|
| Portugal | INE, Statistics Portugal Updated quarterly |
Median price per m² of homes actually sold in the last 12 months, from tax records | 304 municipalities |
| Spain | Ministry of Housing and Urban Agenda Updated quarterly |
Average appraised value per m² of free-market housing, from bank appraisals | All 50 provinces |
| Greece | No official figure | The Bank of Greece publishes price indices only, and the tax “objective values” are not market prices | The report says so |
INE publishes a municipal figure only where there were enough sales in the period. If there is none, the report says so. We don’t use asking prices from property portals as a benchmark.
Facts, official figures and estimates
The report keeps three kinds of information apart, so you always know what you are looking at.
Facts
Only what the listing or you state. If the listing doesn’t say it, the report shows “Not stated” instead of a guess, and adds it to the questions for the agent.
Official figures
Exactly as published, with the source and the period.
Estimates
Rent, yield, taxes and costs. Always marked as estimates and based on the asking price.
The sources box
Every report shows where its data came from. This is the box from our sample report, for a flat in Torrevieja:
Sources
Listing: details read from the listing page.
Official price benchmark: €1,992/m² for Alicante/Alacant (province), Q1 2026. Average appraised value per m² of free-market housing (bank appraisals), province level. Source: Ministerio de Vivienda y Agenda Urbana, Valor tasado de la vivienda.
What we can’t check
No online check replaces the documents. That’s why every report tells you which ones to request.
- Who owns the property, and whether it carries debts or a mortgageLand registry extract: nota simple in Spain, certidão permanente in Portugal, Ktimatologio extract in Greece
- Whether extensions and enclosed terraces are licensedCompare the cadastre and the registry with what you see; ask the town hall or your lawyer
- Community debts and planned special leviesCertificate of community debts and the minutes of recent meetings
- The building’s conditionThe viewing checklist in your report, and a survey for older buildings
- What neighbouring homes actually sold forAsk the agent for recent sales; a local valuer can confirm
What happens to what you send us
Listing links and screenshots are used only to prepare your report. Screenshots are not stored after the analysis, and contact details in listings are removed before it.
Reports are kept on our server for 48 hours, so download the PDF if you want a copy. You don’t need an account. The details are in our Privacy Policy.
What Umno is not
Umno is not a valuation, legal or tax advice, or a building survey, and it doesn’t search the land registry. It helps you decide whether a property deserves the next step, and what to ask when it does. Before you sign anything or pay a deposit, use an independent lawyer.
Umno was created by a lawyer with more than 20 years of legal practice.
Questions
Why not just ask a chatbot about the listing?
You can, and for general questions it helps. A report is different in three ways: it always uses the same official statistics with their source and period, it always covers the same nine sections and the documents that apply in that country, and it marks what it could not check instead of filling the gap. See the full comparison.
Is the price comparison a valuation?
No. It compares the asking price per m² with an official average for the whole area. A specific home can be worth more or less because of its condition, floor, views or age. Use it to decide what to ask, and get a valuation if you need one.
Why do you sometimes ask for a screenshot?
Some portals don’t allow automatic reading of their pages, and some sites only show the listing inside a browser. Rather than guess, we ask you for a screenshot and read the details from it.
Why is there no official price figure for Greece?
Greece doesn’t publish an official market price per m² by area. The Bank of Greece publishes price indices, and the tax “objective values” are not market prices. Reports for Greek listings say this and suggest asking for comparable sales.
How current are the official figures?
We check the official sources every day and use the latest published figure. Both countries publish quarterly, so a figure can be a few months old. The period is always shown next to it.
Found a mistake?
Write to umnoestate@gmail.com with the link to your report and what looks wrong. We read every message and correct what we got wrong. Every report also has a “Report an error” link at the end.
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