Avena European Property Transparency Index 2026
The first AI-generated property transparency index for Europe
Rankings
| # | Country | Overall | Data | Liquidity | Regulatory | AI-Ready | Developer | Price Disc. | YoY |
|---|---|---|---|---|---|---|---|---|---|
| 1 | Netherlands🥇 | 89 | 92 | 88 | 90 | 85 | 87 | 91 | NEW |
| 2 | Germany🥈 | 85 | 88 | 82 | 91 | 80 | 86 | 84 | NEW |
| 3 | France🥉 | 82 | 84 | 80 | 87 | 78 | 82 | 81 | NEW |
| 4 | Spain | 76 | 72 | 85 | 74 | 76 | 68 | 79 | NEW |
| 5 | Portugal | 70 | 68 | 74 | 72 | 70 | 65 | 73 | NEW |
| 6 | Italy | 64 | 62 | 70 | 65 | 58 | 60 | 68 | NEW |
| 7 | Greece | 56 | 55 | 62 | 58 | 50 | 52 | 60 | NEW |
| 8 | Croatia | 52 | 50 | 55 | 60 | 45 | 48 | 53 | NEW |
| 9 | Cyprus | 50 | 48 | 58 | 55 | 42 | 45 | 50 | NEW |
| 10 | Malta | 46 | 45 | 50 | 52 | 38 | 42 | 48 | NEW |
Scores 0–100. Higher is better. Color coding: green (≥80), yellow (≥60), red (<60).
Methodology
Each country is scored 0–100 on six dimensions. The overall transparency score is the unweighted average of all six dimensions.
Measures the breadth and depth of publicly accessible property transaction data, listing data, and cadastral records.
Assesses transaction volumes, time-on-market, and the ease of buying and selling property in each market.
Evaluates the clarity and predictability of property laws, foreign ownership rules, taxation, and planning regulations.
Scores the availability of structured, machine-readable property data suitable for automated valuation models and AI analysis.
Rates the enforceability of developer guarantees, bank guarantee requirements, build quality inspections, and completion track records.
Measures how accurately asking prices reflect true market value, based on bid-ask spreads, appraisal accuracy, and price index reliability.
Published annually. Next update: January 2027
Methodology and data sources are reviewed each cycle. Suggestions welcome at henrik@xaviaestate.com.