Methodology & Sources
MedYields is a data publisher for foreign property investors in Greece and Cyprus. Every figure we publish traces to a named upstream source, and every place we approximate rather than measure is flagged on the page that uses it. This page is the canonical reference for our methodology — and for anyone citing MedYields data.
Who publishes this
MedYields (Mediterranean Property Intelligence) is an independent data service. It is not a real-estate agency, a brokerage, an immigration consultancy, or a law firm; it sells no property and takes no referral commission. The editorial voice is institutional — the “we” of the publication — by design. What earns trust here is the discipline of the data, not the name attached to it. Data and citation inquiries: hello@medyields.com.
Data sources
Price-index and yield figures anchor to official statistical agencies. Listing-derived figures are clearly distinguished from transaction-grade index data throughout the site.
- Bank of Greece RPPI. The Residential Property Price Index for Greece — national, plus city level for Athens and Thessaloniki. Quarterly, indexed to 2007 = 100. The authoritative Greek series; transaction-collateral based.
- Central Bank of Cyprus RPPI. Cyprus residential property price index at national and district level (Nicosia, Limassol, Larnaca, Paphos, Famagusta-Republic), by property type. Quarterly, indexed to 2010 = 100.
- Eurostat House Price Index. Used for cross-EU comparability where available. Greece does not report a comparable quarterly RPPI to Eurostat, so Greek cross-border framing anchors to the Bank of Greece series instead.
- BIS Residential Property Prices (real). The Bank for International Settlements' CPI-deflated series for Greece and Cyprus, used to separate real from nominal appreciation in cross-validation.
- RICS Cyprus / KPMG Property Index. The joint quarterly Cyprus Property Index — the rental-value baseline for the Cyprus yield surface.
- Spitogatos listing sample. Real-time agent-mediated listing context for Athens neighborhoods and Cyprus, covering an estimated 30–40% of agent-listed stock. Used only for neighborhood medians where the sample supports them, and always presented as asking prices, not transaction prices.
The district scoring model
The Mediterranean yield-model scores each district on three inputs, each scored 0–3, summed, and tertile-bucketed into Buy / Wait / Skip:
- Price momentum — most-recent year-on-year change in the official RPPI for the district.
- Market structure — the listing sample's distribution shape (a tight single cluster versus a bifurcated luxury tail divorced from the local floor).
- Foreign-capital exposure — the degree to which external buyers set the price at the margin.
The weights live in code, not in the editorial copy. The page describes what the model does; the model decides the recommendation. We publish what the data shows, not what we wrote first.
Approximations we disclose
Calibration discipline means naming every place we approximate rather than measure. The current ones:
- Athens-neighborhood momentum proxy. The Bank of Greece publishes Athens at city level only. The four Athens deep-dives (Glyfada, Marousi, Kifisia, Plaka) inherit the Athens-city year-on-year as their momentum input; their structure and foreign-exposure scores are neighborhood-specific.
- Cyprus district rent baseline. RICS/KPMG publishes national-apartment rental change; district-level rent backfill is queued. Until it lands, the district yield surface uses the national rent baseline as the approximation, flagged on the page.
- Asking vs transaction prices. Listing medians are asking prices. The absolute €/m² calibration carries a band of uncertainty by design; we present it as a band, not a point estimate.
- Tax figures. Foreign-buyer tax rates reflect the 2025–2026 tax year and the 1 January 2026 Cyprus reform. Tax law changes; every rate on the guides is dated and traceable to the tax authority or a Big-Four source, and is an investment-analysis input, not legal advice.
Update cadence
The Bank of Greece and Central Bank of Cyprus publish their RPPI series quarterly. MedYields ingests each release within 48 hours, preserves the prior vintage for revision auditing, and re-runs the cross-validation and the scoring model against the new print. Every page carries the snapshot date of the data it shows.
Citing MedYields
Journalists and researchers are welcome to cite MedYields figures with attribution and a link. Suggested citation format:
Source: MedYields (Mediterranean Property Intelligence), medyields.com, [page], accessed [date].
For the underlying numbers behind any chart, a methodology walk-through, or a data feed for a story, email hello@medyields.com.