Real estate methodology
Where the data comes from, how the figures are calculated and what limits they have.
Every figure is an asking price (the one published in the listing), not a price actually paid for a sale or a rent.
Asking price, not sale price
Everything shown is based on prices published in listings. They are what the advertiser asks, not what is finally paid: the gap between the two is not measured here. Prices per m² are in US$ at the BCP exchange rate; rents are in US$/m² per month.
Sources and coverage
Listings come from InfoCasas and RE/MAX Paraguay, once a week.
Asunción is a sample: the portal's searches return at most 10,000 results. Coverage is an estimate, not a measurement: we put it at ~65–71% of what is published (extrapolated; the initial test measured between 31% and 73% depending on property type). It is good for following the trend, not for counting the whole market.
Ciudad del Este and Encarnación are a census: every published listing is collected. Because there are few listings per week, each figure pools the last 4 weeks.
One property, one listing
The same property is often published several times (by different agencies or on both portals). Listings are grouped by location, size and price and counted once. Units of the same tower with similar prices and sizes count at most 5 times, so one building cannot set a neighbourhood's median.
Minimum number of listings
A price, range, price cut or days on market is shown only when there are 20 or more listings. With fewer, "few data" is shown with the count. A thinly covered Asunción neighbourhood may show the Asunción figure, always labelled as such.
Outdated listings
A listing not updated for more than 180 days is left out of prices and price cuts, and does not count in the stock.
Price cut
Among listings with a price in the same currency over the last 4 weeks, the share whose published price fell by at least 1%. It is measured in the listing's own currency, so an exchange-rate move never counts as a cut.
Days on market
Median of the days since the creation date declared by the portal, taking the oldest one among the listings of the same property. A listing that is republished to climb the list can understate the real time.
Stock and new listings
Stock is the number of active, valid properties. In Asunción it is a sample, comparable week to week while the crawl plan does not change. Removals (listings taken down) are only measured where the crawl is a census; in Asunción they appear as not measured, never as zero.
Off-plan and finished
Off-plan properties (pre-sale or under construction) are detected from portal flags and title keywords, and measured separately. When it is unknown, the property goes into the main figure, and a notice appears if that group exceeds half.
Gross rental yield
It is calculated as 12 × the median rent per m² ÷ the median sale price per m², using asking prices of the same type, only in Asunción, only for apartments and houses and only for finished properties, when both sides have 20 or more listings. Land has no yield: land rents are rare and not comparable with one another.
It is a gross asking yield: it does not deduct vacancy, taxes, maintenance, fees or the discount obtained by negotiating, and it is not what an investor earns.
Known biases
- Furnished rentals are about 25% of apartment rent listings (against 7% for sale) and ask around 17% more per m²; leaving them out would lower the yield by about 0.25 points.
- Small apartments yield more: the yield falls with size (about 10% for studios and 7.6% for three-bedroom units).
- The sale and rent neighbourhoods are not exactly the same, although the yield per neighbourhood is similar and the mix does not explain the city figure.
- Built area is used in the large majority of cases; the rest uses the portal's generic area, which asks a bit more and lowers the yield by about 0.1 points.
- It was not checked against an external source: read it as a relative indicator over time and across neighbourhoods.
Exchange rate
Prices in guaraníes are converted to US$ at the Central Bank of Paraguay (BCP) rate of the week: Gs. 5,720.94 per US$ on October 12, 2026.
Incomplete weeks
When a source or section could not be fully crawled, the week is marked as incomplete in the charts and the changes should be read with caution.