Market data methodology

Sale and rent prices are asking prices from active listings, not final transaction or closing prices. Paraguay has no public transaction registry; asking prices are the observable data and we label them as such.

We use medians rather than averages to reduce the effect of outlier properties. $/m² only includes listings with valid area data.

The daily calculation base is the monitored active inventory: listings published on TuLugar plus active agency supply we track continuously and verify against its source. Parking spaces, listings not approved by moderation, and prices flagged as suspect by our anomaly detection (possible currency or data-entry errors) are excluded.

Deduplication: when the same unit is listed by several agencies within one identified building, exact reposts (same transaction type, price, area and bedrooms) are counted once. Distinct units in the same building count separately.

The headline "residential $/m²" is computed over apartments and houses for sale only — mixing land and commercial would make the number meaningless.

Prices in other currencies are converted to USD at the exchange rate of the calculation day.

Methodology change (July 2, 2026): repost deduplication, the moderation filter and anomaly exclusion were introduced. Daily series before that date use the previous basis and are not recomputed.

Methodology change (July 21, 2026): the basis moved from listings published on TuLugar to the full monitored inventory, adding continuously tracked active agency supply — a several-times-larger sample. Earlier series keep the previous basis and are not recomputed. July 2026 is computed exclusively from new-basis days (July 21–31), and comparisons across different bases are omitted: a variation is only published when both months share the same basis.

Each closed month is published as the mean of the month’s daily medians (more robust than an end-of-month snapshot), together with average and end-of-month inventory. A month needs at least 15 days of daily data to be published.

Published months are immutable: once closed they are never recomputed or retroactively corrected. Monthly, quarterly and annual variations are frozen at publication time.

Since July 2, 2026 the monthly series is also published broken down by property type (apartments, houses, land and commercial). The monthly reports cite per-type figures exclusively: blended all-type medians move with inventory composition — in Paraguay land is the largest category — and do not represent price changes.

We analyze public short-term-rental listing data: published rates, availability calendars and listing attributes. Market metrics are computed over entire properties only (no private or shared rooms), with nightly rates between $3 and $5,000 to exclude errors.

Occupancy is estimated from availability calendars; estimated monthly revenue derives from each listing’s observed rate and occupancy. Every market metric is the across-listing median of per-listing monthly values.

The monthly series includes listings tracked in each month even if they were later delisted — no survivorship bias. Each month needs at least 5 listings with data.

The series starts in March 2026: earlier data sits on a pre-fix pricing basis and is not comparable, so it is not published.

The "Trends (90 days)" sections use a daily series that includes all listing categories; it is labeled as such wherever it appears.

Daily statistics recompute automatically every day; monthly series publish automatically when each month closes. The data pipelines have freshness monitoring with alerts.

Site inventory (published listings) can differ from the deduplicated market inventory shown on these pages: they are different measures, each correct in its context.