What a property graph is, and why it matters more than listings

One property, many ads

A commercial premises on the market is usually advertised more than once: by more than one agency, on the agency’s own website and elsewhere, with descriptions and sometimes prices that do not agree. Search the ads and you see the same unit several times, each time a little different.

Casafari collects those ads, puts each one into the same structure (type, operation, price, size, features and location), cleans the values and recognises the ads that describe the same property. Every ad for a property is merged into one record. Together the records form Casafari’s property graph, a deduplicated, cleaned property graph that Casafari describes as the most complete property index in Europe.

In Claro, each record is one premises. Its result names the agency that advertises it and links to that agency’s listing; with access, its dossier lists every agency that advertises it on its own website.

• An ad: one agency’s advertisement of a property, on one website.
• A property record: the property itself, with every live ad for it merged in.
• A premises in Claro: one property record, shown once, with the agency credited and linked.

Duplicates removed, so counts are exact

Because each property is one record, a count of premises is a count of units, not of ads. Three agencies advertising the same corner unit add up to one corner unit.

Claro adds a check of its own to the results of every search. When two records of the same type in the same city have exact map points less than 50 m apart and a size and price within 1%, or up to 150 m apart with exactly the same size and price, Claro shows them as one premises and names the other agency with it. Premises withdrawn from the market are removed, and the whole set is refreshed every night.

As of 15 October 2026, Casafari’s property graph held 230,447 commercial properties on the market across Spain, 158,869 of them retail. That total counts the graph’s property records, each with its agencies’ ads merged; Claro’s extra check is not applied to it. It is applied to search results and to the city retail figures in how Claro counts commercial properties. Madrid had 13,498 premises of all types and Barcelona 12,964.

• The same unit advertised by several agencies: one record, counted once.
• Two records that turn out to be one unit (same place, size and price): shown once in a search.
• Withdrawn from the market: removed.
• Refresh: every night, so counts move from one day to the next.

History kept: price changes and time on the market

An ad shows today’s price. A property record keeps what happened to the property: when it was first advertised, each asking price with the dates it applied, and every price cut, for rent and for sale.

With access, each premises’ dossier in Claro shows when it was first advertised, how many days it has been on the market, its first and current asking price, how many times the price was cut and the change in percent. A date or price that is not known is shown as not stated, never estimated.

• First advertised: the date of the earliest live ad for the property.
• Days on the market: counted from that date.
• Asking-price periods: each price with the dates it applied, for rent and for sale.
• Price cuts: how many times the asking price went down, and the change from the first price to the current one.

Why it matters for site selection

True supply, not ad noise. When you size a city or a district for your opening plan, you need the number of units available, not the number of ads about them. Counting ads inflates supply wherever the same premises is advertised by several agencies.

No double counting in a catchment. When Claro shows how many similar premises are on the market around a site, or what they ask per m², each unit is counted once, so a premises advertised by three agencies does not weigh three times in the median.

Evidence quoted from the text. Every fact Claro reads from a property’s description keeps the sentence it came from, shown next to the verdict, and a fact whose sentence is not in the text is dropped. When the description is silent, the verdict is ‘not stated’, never ‘no’.

A shortlist the committee can trust. Each premises on your shortlist is one unit, with the agencies that advertise it, its history and its evidence in one dossier.

• Market sizing: units, not ads.
• Catchment: nearby supply and asking prices with each unit counted once.
• Negotiation: time on the market and price cuts on the record.
• Due diligence: the agency’s own words for each fact, and ‘not stated’ where it is silent.

What the graph does not do

The graph holds premises that agencies publish for rent or for sale. Premises that are not advertised are not in it, and an ad can be wrong: Claro reports what the agency states and quotes the sentence, so it can be checked with the agency.

Each premises credits the agency that advertises it. Private sellers are never named. Location figures, such as footfall and residents, are measured separately and shown with their source and date; they are not read from the ads.