Property Types
Villa or Apartment?
On paper it's about price and size. In practice, it's about lifestyle, usage, rental potential, maintenance, and long-term costs. This guide helps you choose right.
Most buyers quickly face the same choice: villa or apartment. There's no single right answer—but there are plenty of wrong choices if you don't think holistically.
Before we talk about sun, views, and maintenance, one question needs an honest answer:
Will this property be used mostly by you—or mostly by others?
- Your own holiday home with privacy → often a villa
- Mix of personal use and rental → often an apartment
- Pure investment / rental → almost always an apartment
This single decision affects almost everything else. If you're new to buying in Spain, our first-time buyer guide covers the fundamentals.
Property Type
Apartments in Spain
Apartments are the most purchased property type among foreigners in Spain. Not because they're "better," but because they're simpler.
Lower Purchase Price
Entry-level apartments start significantly below villas in the same area
Less Maintenance
Community handles pools, gardens, and common areas
Shared Amenities
Pool, gardens, and parking often included in community fees
Easy Rental
High demand for short-term rentals, especially near beaches
Trade-offs to consider:
- Less privacy—shared walls and spaces
- Limited outdoor space—typically a terrace or balcony
- Dependent on homeowners association (HOA) decisions
- Less flexibility for renovations
For many buyers—especially those using the property as a holiday home—an apartment is the practical choice. Learn more about choosing the right property for your needs.
Property Type
Villas in Spain
For many, a villa is the "Spanish dream." Your own plot, pool, views, peace. But a villa also means more responsibility.
Complete Privacy
Your own plot with no shared walls or common areas
Private Pool
Swim when you want, no crowds or schedules
Better Sun Exposure
Often better orientation and unobstructed light
Lifestyle Quality
Ideal for long stays and permanent residents
Trade-offs to consider:
- Higher purchase price
- More maintenance—pool, garden, facade, roof
- Higher running costs
- Harder to rent (but higher weekly rates)
- Often requires a car
Before committing to a villa, understand the full buying process and timeline.
Sun and Orientation
In Spain, orientation is almost more important than square meters.
Best Orientations
Less Ideal
A small apartment with good sun and views often outperforms a larger property with poor orientation. This applies equally to apartments and villas.
The Spanish climate makes outdoor living possible year-round—but only if your property catches the sun.
Rental Income Comparison
If rental income is part of your plan, be honest about the differences.
| Factor | Apartment | Villa |
|---|---|---|
| Demand | High—easy to fill | Lower—fewer bookings |
| Peak Weekly Rate | €600-1,200 | €1,500-3,500 |
| Typical Occupancy | 18-25 weeks | 12-18 weeks |
| Management Fee | 20-25% | 25-35% |
| Seasonal Variation | Moderate | High |
| Self-Management | Feasible | Often needs professional |
Let's run a realistic example for each property type:
The apartment yields 3.5% net return on a lower investment with less risk. The villa yields 2.8% net return on a larger investment with more complexity.
Both can work—but the apartment is often the smarter rental investment.
Running Costs
This is often underestimated. The purchase price is just the beginning.
Apartment Costs
Villa Costs
A villa gives you freedom—but also full responsibility. Many buyers underestimate the ongoing commitment, especially if they're not living there year-round.
See our guide on buying costs and taxes for complete details.
Financing Considerations
Spanish banks assess risk differently for each property type:
- Apartments in established areas → easier to finance, better terms
- Villas outside town centers → stricter requirements, lower LTV
- Rental potential → can improve loan conditions
This can be decisive if you're planning high leverage. Apartments typically qualify for 60-70% financing, while rural villas may only get 50-60%.
Learn more in our financing guide.
Making the Decision
A simple rule of thumb:
First-Time Buyer in Spain
Start with an apartment. Lower risk, easier management, better liquidity.
Mix of Personal Use and Rental
Apartment wins. Higher demand, simpler operations, more predictable income.
Long-Term Living or Retirement
Villa makes sense. You'll use the space and appreciate the privacy.
Pure Investment
Apartment. Better yields, easier exit, lower risk.
"This Is Our Place"
Villa. When lifestyle matters more than returns, follow your heart.
Villa or apartment isn't about right or wrong. It's about usage, expectations, and realism.
The best purchases in Spain are almost always properties that:
- Fit your lifestyle
- Are easy to own
- Give flexibility over time
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