Choose Your Home

Key factors first-time buyers often overlook: sun orientation, floor level, property type, location activity, and rental potential. Make an informed decision.

Sun Orientation

In Spain, sun orientation is one of the most important factors — yet it's often overlooked by first-time buyers. The direction your property faces determines how much natural light you get, your heating and cooling costs, and even your mood during extended stays.

South: All-day sun
East: Morning light
West: Afternoon heat
North: Minimal sun
Orientation Guide
South-facing: Maximum sun exposure, ideal for year-round use. Can be hot in summer.
Southeast: Morning sun with afternoon shade — best balance for most buyers.
East-facing: Bright mornings, cool afternoons. Popular for holiday use.
West-facing: Hot afternoons in summer — higher AC costs. Beautiful sunsets.
North-facing: Least sun, cooler year-round. Lower prices but harder to rent/sell.

If you plan to use the property in summer, southeast orientation offers the best comfort — you get morning sun on your terrace but avoid the intense afternoon heat. For winter use, south or southwest is ideal. Always visit the property at different times of day if possible.

Woman enjoying sunset view from sunny terrace with coffee
A south or west-facing terrace lets you enjoy golden hour and stunning sunsets — one of the great pleasures of Spanish living

Floor Level

In apartment buildings, floor level affects everything from views and noise to accessibility and resale value. Ground floor units are often 10-15% cheaper, but there are trade-offs to consider.

Floor Level Comparison

For rental properties, middle floors typically attract the most bookings — guests want views but don't want to wait for elevators with luggage. Ground floor with a private garden is excellent for families with children.

Property Type

Your choice of property type should match your lifestyle, budget, and intended use. Each has distinct advantages for personal use versus rental income.

Property Types Compared
Apartment: Lower maintenance, community pool, good rental demand. Limited privacy, community fees.
Townhouse: Private outdoor space, often 2-3 floors, shared walls. Balance of space and maintenance.
Semi-detached: More privacy than townhouse, typically with garden. Moderate upkeep.
Detached Villa: Maximum privacy, private pool possible, larger plots. Highest maintenance costs.
Finca (Country House): Large land, tranquil setting, character. Remote location, extensive upkeep.
Each property type suits different lifestyles — villas for privacy, apartments for low maintenance, townhouses for the best of both

For holiday rentals, apartments in popular urbanisations with pools often outperform isolated villas. Guests value walkable amenities and low-maintenance stays. For permanent living, a townhouse or villa gives you the outdoor space and privacy that makes daily life comfortable.

Location & Activity Levels

Location goes beyond 'beach or mountains.' Consider how the area changes between seasons — a bustling summer resort may feel deserted in winter, while year-round residential areas maintain consistent activity.

Winter population
Tourism intensity
Year-round services
Airport access

Larger towns like Alicante, Benidorm, and Torrevieja have restaurants and shops open year-round. Smaller coastal villages can feel empty in winter — many restaurants close from November to March. For the best of both worlds, consider areas within driving distance of a larger town while enjoying the peace of a quieter urbanisation.

Bustling Benidorm beach with tourists and restaurants
Larger towns like Benidorm offer year-round activity, restaurants, and services — ideal if you plan to spend winters in Spain

Visit in January or February to see the 'real' winter character of an area. What feels perfect in July may be deserted and quiet in the off-season.

Explore Areas Interactive guide with detailed area information

Rental Potential

If rental income is part of your plan, you need to understand the regulatory landscape and realistic yield expectations before you buy — not after.

Rental Considerations
Tourist License: Required for short-term rentals in most regions. Some areas have banned new licenses entirely.
Occupancy Rates: Coastal properties typically achieve 15-25 weeks per year. Don't believe 'guaranteed' 40+ week claims.
Seasonal Demand: July-August command premium rates. Off-season (Nov-Feb) may have minimal bookings.
Property Features: Pool access, AC, parking, and WiFi significantly impact rental rates and bookings.
Management Costs: Expect 20-30% of rental income for property management, cleaning, and maintenance.

Before purchasing, verify that the property either has an existing tourist license (licencia turística) or that you can obtain one. In the Valencia region, many areas have stopped issuing new licenses. Check with your solicitor during due diligence.

Your Viewing Checklist

Use this checklist when viewing properties to ensure you don't miss critical factors:

Next Steps

Ready to start your property search? Explore our other guides for comprehensive buying information:

First-Time Buyer Complete guide for buying in Spain
Costs & Taxes All expenses and tax obligations