Thinking of buying in Spain
 

Hi,
we are thinking of buying in Spain, initially with a view of renting out for 10 years or so and then moving out ourselves, so the place we buy now may not be where we end up living.
Any suggestions about where/what to look for/avoid so we have decent renting potential? I've tried searching the web but all I seem to get is agents trying to sell property and I can't really put too much faith in what they say.
thanks:)

Re: Thinking of buying in Spain
 

Hi Eddieb, The property market has collapsed in Spain. Properties are worth about half the value they were six years ago. Never mind what people tell you, I am telling the truth.

Prices may fall lower, but I feel they have bottomed out at the moment and will bob along up and down a little for years to come.

Bargains are everywhere for people intending to buy, but be warned the rental market has virtually collapsed also. You probably will have no difficulty renting out your purchase during June, July and August. But the rest of the year might be a problem.

Re: Thinking of buying in Spain
 

I think it depends very much on the property. If it has something special such as fabulous views, it could attract very good rentals.

I generally get 60% occupancy in mine. I'm also getting a huge number of enquiries for next year, so it doesn't seem as if it is slowing down.

A property needs to be photogenic as it will be the photos that sell the property.

Re: Thinking of buying in Spain
 

I would not buy a property to rent in a foreign country. It will be a nightmare unless you employ a good agent and those are difficult to find. You are unlikely to cover your costs and the agent is the only one guaranteed to make money.

Re: Thinking of buying in Spain
 

If you are not going to use or enjoy the property for 10 years I really cannot see the point of buying. You would be better off putting the money into a savings account. I cannot see prices moving much in the next few years but if the pound strengthens against the euro (or possibly the peseta) you could buy for less in the future.

Re: Thinking of buying in Spain
 

I disagree. It's an excellent time to buy as long as you aren't looking to make a quick buck. You won't get anything for your savings and although rents are at an all time low they're still going to cover the cost of maintenance, property tax and a bit in your pocket. It rather depends how greedy you are. If you'll settle for a small return and are very careful about your tenants (i.e prepared to wait for the right ones and treat them well) you will have the pick of some very nice properties at much more reasonable prices. As others have said, they may well fall even lower. What you have to take into account is where an area is going. Is it going to dive into being a 'barrio' or when things return to something like normal which will prob take between 10 and 20 years will it be well situated well built and the sort of place you or a future buyer would like to live.
If I had money right now I'd spend it buying on the outskirts of a major city. In my case there's a lovely new build, quality 'suburb' which has halted temporarily but is of great quality properties just outside Seville. I'd buy there!
If you're wanting the coast there are loads of flats to choose from but you have to watch out for the ghettoisation of poor quality projects which no-one wants to buy. I'd spend some time here renting yourselves and visit several areas. Just because it's an investment in the future and a bit 'cheap' these days, no reason to buy carelessly.

Re: Thinking of buying in Spain
 

You're right, you won't get a lot for your savings, but it'll be safe, you won't lose anything. Plus a couple of percent is easy to get, whereas renting out a place is an unknown, nobody could tell you with any certainty where we'll be in a few years time. I think we can expect the banks to offload more properties at lower prices, I don't think property prices in general have stopped dropping yet. As someone says, as an absentee landlord you're relying on someone to look after your property and present it as you would, that all costs. Friend of ours has a property that a local Spanish woman looks after and both are delighted with the arrangement, but that's not always the case. I hear people say I can get £500, £1,000 a week rental, but most are empty through the winter months, your average weekly rental over the year might only work out £100-200 if you're lucky. If you've got money you are prepared to lose, prepared to take a gamble, go for it. I'm talking rental, mind, there are possible bargains if you want a property to live in, but that's completely different.

Re: Thinking of buying in Spain
 

I guess we all have our own opinion - I would disagree and say it is NOT the time to buy unless you intend to use the property.

I have a friend who has a new-build villa on the Costa Blanca. It's in a great area, has good views has a pool etc. etc. The problem is that he simply can't rent it out.

With the cost of IBI, water, electric, maintenance and so on, he's loosing money every year. Last year they didn't use it at all - such a waste!

Invest the money elsewhere and only buy when you can use it as a holiday home or when you can use it full time would be my advice.

Re: Thinking of buying in Spain
 

Thanks everyone.
My idea/hope is to get something in a fairly popular area but not one of the new purpose built buy-to-rent complexes with 100's of identical properties that seem to be ghost towns most of the year.
I would like to break-even over the 10 years and would expect to lose a bit for the first 4 years, break even the next 3, and hopefully make up any loses over the last 3.
I plan to rent out over summer and use it myself in the quieter months. This way I can get used to the area and locals when the resort isn't jam packed with tourists.
At the end of the 10 years we intend moving permanently to Spain using the knowledge we have picked up to help us make the best choice for our permanent home.

Re: Thinking of buying in Spain
 

Makes more sense, if you can make use of it yourself. I hope you have factored the risks and cost of repairs, maintenance and taxes into your calculations.

Be careful, there are a lot of shaddy property management agents.

Re: Thinking of buying in Spain
 

I'm with you, we are renters when holidaying in Spain, and I often look at availability of properties online and many have just a few weeks a year booked. Spanish friends rent out their 5 properties successfully, and have never had problems, but most are looking pretty quiet this winter.

Re: Thinking of buying in Spain
 

Worth reading (numbers of foreign buyers up; overall sales in Spain down)

http://elpais.com/elpais/2012/12/05/...73_951494.html

Re: Thinking of buying in Spain
 

When my Daughter was pregnant she decided to take a few years out of work and they bought a villa close to us. About a year later she was bored and took a post in Paris. So they rented the villa. The agents made big promises whilst making small of all their charges! The cleaning, gardening, pool cleaning, repairs and replacement. The fact that nearly every renter buggered up the TV etc. The agent charged 5€ just to send her a fax. Despite being an agent with a high profile they only managed to let it July and August and this was in 2002. the boom years.

I know lots of people on the coast who are unable to rent their properties now, there are thousands empty. If I were planning to buy in Spain I would buy to let in the UK and review the situation in a few years. Whatever you buy now in Spain will be worth thousands less next year.

Re: Thinking of buying in Spain
 

Interesting article steviedeluxe. I've also read that the number of Brits & europeans investing generally is down. It seems to be mainly Chinese and Russians buying the higher priced properties, similar to what is happening in London.
Jackytoo, I thought about the UK but prices are way too expensive here unless you want to buy a slum and rent to students or benefit claimants, neither of whom have a great reputation for looking after places. The sort of places I would like to holiday in the UK myself are overpriced still.

Re: Thinking of buying in Spain
 

They might be out of your price range or more than you want to spend, but if they are still selling, they can't really be overpriced. No different in Spain, for good properties in a popular tourist area, you'll pay top dollar because they are likely to rent out. Buy a cheapo property in some remote spot and your chances of renting it out drop alarmingly. In UK plenty of people have got rich on the back of students, if you are near a university you are guaranteed tenants all year long.

Re: Thinking of buying in Spain
 

Hi Agoreira.
Apart from the most expensive which are being snapped up by Chinese and Russians (sounds familiar?) the UK market is stagnant, prices are fairly stable but buy-to-let mortgages are much harder to come by and need larger deposits than a few years ago so there is little chance of getting a mortgage that I could realistically afford here.
I have lived in 2 University towns (Nottingham and York) and know a couple of landlords who despair at the state students leave their premises in. Okay, the students lose their deposits but the landlords have to spend a lot more repairing and replacing damages.

Re: Thinking of buying in Spain
 

Well be prepared for similar in Spain. Friends of mine rented their property to a.n.other brit who defaulted on the rent, did not pay utilities and trashed the property before doing a runner.

Re: Thinking of buying in Spain
 

Yup...I could write a book:nod:

Re: Thinking of buying in Spain
 

Is that long-term rentals or do you get this with holiday rentals via an agent as well?

Re: Thinking of buying in Spain
 

It is a risk, you get all sorts renting some good some not so. :fingerscrossed:
At least you get paid in advance with a holiday rental.

I do know of some agents who have rented without owners knowledge and kept the cash. Others who employ pet tradesperson to do repairs at inflated cost and get a cut. If you are not there to keep an eye out, you will not know - just another sucker to be fleeced:unsure:

Re: Thinking of buying in Spain
 

We look after a couple of rental properties, one without a pool gets about 5 weeks occupancy a year, the other country property with a pool gets about 35-40 weeks occupancy a year.

Re: Thinking of buying in Spain
 

Thats interesting. I suppose its a Brits thing wanting a pool even when the beach is near, a bit like us having more convertible cars per capita even though we dont get great weather

Re: Thinking of buying in Spain
 

I would suggest more of a family thing. A pool is great fun for the young and young at heart. :thumbsup:

Re: Thinking of buying in Spain
 

I wish I could agree with your assessment of low rental income covering basic property costs ie mortgage, property maintenance fees community charges etc. Where we live there are so many charges, intercommunity, intracommunity, EUC, IBI that would cover our basic mortgage payment three times over. If you buy in a community it seems that you are at the mercy of officials who can charge any figure they like in several guises at the one for the same basic service. If I had known that before we bought we probably would not have proceeded.

Re: Thinking of buying in Spain
 

No, you're right. Expat urbanisations are a different matter. I hadn't really taken that into account. I certainly would never buy on one. I'm sure they work for some people but if I had money to invest I would invest in a casa rural type property rather than a new build on a community.

Re: Thinking of buying in Spain
 

That was one of the things that put me off urbanisations when we were buying. I thought little village house at least I have a good idea of what my payments are going to be, community fees??. There were other considerations of course but that was a major one. I also and someone may know the answer, what happens on your urbanisation say if the majority are Expats who return due to situation (must have happened) if the don't pay their fees, how does that affect those that stay and do?

Re: Thinking of buying in Spain
 

Based on experience I`d say dont buy a "buy to let" in Spain , it will all end in tears , guaranteed , better to invest your money in the UK , agricultural land is very secure and on the increase in most places.

Re: Thinking of buying in Spain
 

Please be advised:

Not all new builds on urbanisations are subject to community charge. Most are independent homes and are subject to SUMA based on the value of the property, just like any other town or rural property.

Most appartments and some town houses "in little villages" are subject to community fees.

Community fees are applicable where there is shared communal property e.g. a pool. The costs are controlled by the elected Community President. This is a similar arrangement to those who live in a community or an appartment in the UK and pay management fees. In spain property owners can be held accountable for their share. Ultimately if owners do not pay, application to the court can be made to repossess their home and sell it to pay their debt.

Re: Thinking of buying in Spain
 

hi,

come and visit salobrena, rent a villa for a couple of months, get a feel a place ,thats my advice. renting here is good and living here even better,
day its 18d and warm and sunny !!!!!!!!!

Re: Thinking of buying in Spain
 

I'll give you my experience, we own 2 properties in benidorm...

It is a great time to buy, depending where you want to live eventually, in Benidorm properties are not such a bargain, however they rent out very easily and hold their price in this climate pretty well.. you can get a new 2 bed , 2 bathroom for around 150-180,000 Euro..
You will need to find a good agent , this is a must to prevent any of the hassles mentioned on this thread.
You should buy in aa place you really like, don't just buy because its cheap..
You can get properties really cheap now in certain areas, depends what you want..
our properties are always fully booked and we easily cover our maintanace bills ( around 1,500E a year, taxes etc...
wwe bought both off plan, furnish them well and you shouldn't have any problem renting it... obviously depends where you buy.. the main problem I find with people buying propert ( anywhere in the world ) is taking a big mortgage and then hoping the rent will cover the payments..people lose there homes this way.
remember to add approx 10% of the purchase price for tax, solicitor etc...

Do good research , get a good solicitor, good agent, and your should be fine, and remember spain WILL come out of recession and your property will then rise in value...