Choosing Property
Choose the Right Property: Villa or Apartment? | Many Overlook This
Sun orientation, floor level, property type, seasonal activity, rental potential. The five factors that separate smart buyers from regretful ones.
Factor 1
Sun Orientation
Which direction your property faces determines everything: how warm your terrace is in winter, how hot your living room gets in summer, and ultimately what you'll pay in energy bills.
In Spain, south and southeast orientations command 10-15% premium prices—and they're worth it. A north-facing apartment might seem like a bargain until you spend your first winter there.
South
Maximum sun year-round. Ideal for winter use. Premium prices. Can be hot in summer—ensure good blinds.
East / Southeast
Morning sun, afternoon shade. Best balance for year-round living. Our top recommendation for most buyers.
West / Southwest
Afternoon and evening sun. Beautiful sunsets. Higher cooling costs in summer months.
North
Cool in summer but cold and dark in winter. Lower prices reflect this. Only consider for summer-only use.
"Orientation is the one thing you can never change about a property. I always tell buyers to start there — everything else can be renovated."
Factor 2
Floor Level
Ground floor apartments are typically 10-15% cheaper than equivalent units higher up. There are good reasons for this discount—and sometimes they don't matter at all.
Ground Floor
Private garden access, no stairs, easy for families with young children. Trade-offs include less privacy, potential humidity issues, and more insects. Best when the building is elevated or has good drainage.
Middle Floors (2nd-4th)
The sweet spot for most buyers. Good views without excessive stairs, reasonable privacy, and the best rental demand. If there's a lift, this becomes even more attractive for older buyers.
Penthouse
Maximum views, large terraces, complete privacy. Commands premium pricing. Be aware: penthouses are the hottest apartments in summer and may have flat roof maintenance issues.
Factor 3
Property Type
Your ideal property type depends entirely on how you plan to use it. A villa makes sense for permanent residents who want privacy. An apartment is smarter for holiday use and rental income. See our costs guide for typical community fees and running costs.
Apartment
Villa / Townhouse
Factor 4
Seasonal Activity
A bustling July resort may feel abandoned in February. Before you buy, understand how your chosen area changes between high and low season. Explore our interactive area guide to compare towns.
Year-Round Towns
Alicante, Benidorm, Torrevieja, Marbella—these larger towns maintain activity throughout the year. Shops stay open, restaurants serve locals, and you'll have neighbors in winter. Best for permanent or frequent use.
Seasonal Resorts
Smaller coastal villages and purpose-built urbanisations can be ghost towns from November to March. This suits some buyers perfectly—peace and quiet in winter, buzz in summer. But visit in January before you commit.
The Airport Question
If you're flying in regularly, proximity to the airport matters. 30 minutes or less makes weekend trips feasible. An hour's drive each way becomes a burden.
Factor 5
Rental Potential
If rental income is part of your plan, run the numbers before you buy—not after. Use our rental income calculator to estimate realistic returns.
Coastal properties typically achieve 15-25 weeks occupancy. You'll command premium rates in July and August, decent bookings in spring and autumn, and minimal demand from November through February.
Management companies take 20-30% of gross rental income. Add cleaning, maintenance, and the occasional repair, and your net yield is lower than the headline figures suggest.
Critical: Always verify the property has a valid tourist license during due diligence. Some areas have stopped issuing new licenses entirely. Without one, legal short-term rental is impossible.
Before You View
Questions to Ask
Planning a viewing trip? See our buying process guide for how to make the most of your time.
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