Notary price portal or Price Oracle: which figure to use on the Costa del Sol

Published 15 September 2026 · Updated 18 October 2026

Both the notaries' price portal and Price Oracle are built on notary data, from deeds signed before Spanish notaries. The portal goes down to postcode level. Price Oracle gives the notaries' average for a whole municipality and PropertyList shows it beside live asking prices in its market data. Asking prices are a different thing.

What the notaries' price portal shows

Spain's notaries launched the Portal Estadístico del Notariado on 23 October 2025. It lives at penotariado.com. Browsing is free, and a free registration gives you more detail and downloads.

The portal is built from deeds signed before notaries. For homes sold, it shows the average price per m², the number of sales, the average amount and the average size. The figures cover a rolling 12 months and are updated monthly. You can look at them for Spain as a whole, a region, a province, a municipality or a postcode.

The portal publishes no asking prices. It only reports sales that reached a notary.

What Price Oracle shows

Price Oracle is PropertyList's record of the notaries' own figure: the average price per m² of the homes sold in a whole municipality over the 12 months to 1 October 2026. The source is the Consejo General del Notariado.

Every figure has a public attestation page that anyone can open, so you can check where a number came from.

It works per municipality only. Nueva Andalucía, Puerto Banús and San Pedro de Alcántara take Marbella's figure. Sotogrande takes San Roque's. A Price Oracle figure is never the price of one home, and it never measures asking prices.

Side by side

	Notaries' price portal	Price Oracle
Source	Deeds signed before notaries	Deeds signed before notaries (Consejo General del Notariado)
Level of detail	National, regional, provincial, municipal and postcode	Municipality only
Period and updates	Rolling 12 months, updated monthly	12 months to 1 October 2026 for the figures in this post
Good for	Looking closer than the municipality, including postcodes, and seeing the number of sales, average amount and average size	Putting a notary average for the municipality beside live asking prices, with a public attestation page for each figure
Access	Free to browse; free registration for detail and downloads	Public attestation pages, open to anyone

Asking prices against the notary average, October 2026

Figures pulled on 18 October 2026. Asking prices are the median asking price per m² of homes for sale on PropertyList that day, all property types. The notary average is the Price Oracle figure for the municipality, 12 months to 1 October 2026. Each municipality's notary figure links to its attestation page.

Area	Live listings	Median asking €/m²	Notary average €/m² (municipality)	Sales behind the notary figure	Asking above notary
Marbella	1,498	€6,311	€4,789	3,909	32%
Nueva Andalucía	410	€6,322	€4,789 (Marbella's)	3,909	32%
Puerto Banús	125	€7,813	€4,789 (Marbella's)	3,909	63%
San Pedro de Alcántara	196	€5,692	€4,789 (Marbella's)	3,909	19%
Estepona	779	€5,102	€3,514	3,183	45%
Benahavís	478	€6,064	€4,716	623	29%
Mijas	450	€3,774	€3,043	3,244	24%
Sotogrande	77	€4,466	€2,878 (San Roque's)	859	55%
Málaga (city)	67	€5,083	€3,186	6,208	60% (thin asking sample: 67 listings)

The percentage is the median asking price per m² divided by the notary average, minus one, rounded. It shows how far today's asking prices sit above the past year's sales average. It is not the discount a buyer will get on any home. For the sub-areas it compares a sub-area's asking median with its whole municipality's average, so it is not like for like.

Why asking prices sit above the notary average

• They measure different things. Asking prices are what sellers hope to get for homes on the market today. The notary average covers every home sold in the municipality over a year, from small flats to villas.
• The mix differs. What is for sale now is not the same mix as what sold.
• The timing differs. The notary figure covers the past 12 months. Asking prices are today's.
• Negotiation happens. Some homes sell below their asking price, and some never sell.

For those reasons the gap shows where the two figures stand, not how much room a particular seller has.

Using both as a buyer

1. Start with the municipality. Find its notary average (the table above links each one to its Price Oracle page) and note the number of sales behind it.
2. Open the notaries' portal and look at the postcode you are interested in, which is closer to a neighbourhood than Price Oracle gets.
3. Look at the live asking prices for the area, and compare them with the notary figures as a starting point, keeping in mind the gap is partly a matter of mix and timing.
4. Compare like with like. A villa's price per m² is not comparable with a flat's.
5. For a figure on one home, ask the listing agent about recent sales nearby and consider an accredited valuer (tasador).

Using both as a seller or agent

1. Start with your municipality's notary average (linked in the table above to its Price Oracle page) and check the number of sales behind it.
2. Check the notaries' portal for your postcode, to see whether your street's wider area looks different from the municipality.
3. Look at the asking prices of homes like yours on the market now. They show what your competition is asking, not what has sold.
4. Set your price against both. The notary figures show where sales have landed over the year. The asking prices show the market you are entering.
5. For one home, use an accredited valuer (tasador) and your own knowledge of recent sales. Neither source prices a single property.

Pitfalls

• Sub-areas share a figure. Puerto Banús, Nueva Andalucía and San Pedro de Alcántara all show Marbella's €4,789/m². Sotogrande shows San Roque's €2,878/m².
• Thin samples. Málaga's asking median rests on 67 live listings, so read the 60% with care. Benahavís has 623 sales behind its notary figure, against 3,909 for Marbella.
• Mixed property types. The asking medians cover all property types, and a municipality's mix of flats and villas moves the average.
• Comparing a sub-area with a whole municipality. Puerto Banús at 63% above Marbella's average compares one small part of town with the whole municipality. It says little about a Puerto Banús flat.

FAQ

Which is right, the notaries' portal or Price Oracle?

Both come from notary deeds, so neither is wrong. The portal goes to postcode level. Price Oracle gives the municipality average, with a public attestation page for each figure, and PropertyList shows it beside live asking prices.

How recent are the notary figures?

The portal covers a rolling 12 months and is updated monthly. The Price Oracle figures in this post cover the 12 months to 1 October 2026.

Can I get a neighbourhood figure?

Not from Price Oracle, which works per municipality. The notaries' portal can be searched by postcode, which is closer to a neighbourhood. A whole-municipality average mixes very different areas, so treat it as a starting point.

Does Price Oracle show asking prices?

No. Price Oracle carries the notaries' average for the municipality. Asking prices come from PropertyList's live listings and are shown beside it.

Is the notary price the value used for tax?

Tax rules are separate. For anything involving tax, ask a lawyer or a gestor.

Bottom line

Use the notaries' portal when you want detail down to a postcode, and Price Oracle when you want the municipality's notary average next to what sellers are asking today. Neither prices a single home. To see the live listings, browse PropertyList.