 Costa del Sol property market and Distress sales
December 2004
Andalucia, but essentially the province of Málaga,
where the Costa Del Sol is located, had the highest
level of new build in 2003 compared to population. The
number of new properties started in Andalucia was 25
per 1,000 inhabitants, way above the next highest which
was the Valencia region with only 18.4 new properties
per 1,000 of population. In the Balearics it was only
7.8 new properties started per 1.000 of population.
Therefore relative to population the Costa Del Sol was
Spain's fastest growing region in terms of property
construction in 2003, and in most of the previous years.
Spanish Property Insight Graph (no longer available)
As you can see new build has gone mad in Andalucia.
According to the local government figures there were
83,274 new properties started in 2003 and 64,787 finished
in the province of Málaga. Just looking at the
number of properties started that would be more than
in the whole of Germany and just under half of the total
figure for the UK - all in one province of Andalucia
and most of it concentrated on the strip of the coast.
The following table shows how much construction, relative
to other areas of Spain, is going on down there. The
table shows the number of new properties 'visados' which
means building licences granted. Málaga province
is in the 'provincias orientales' of Andalucia. Basically
Málaga accounted for something like 57% of the
total for Andalucia.
Spanish Property Insight Table (no longer available)
Number / % of Brits who have properties on Costa del
Sol
Assuming that in 2003 the British own roughly 627,000
properties in Spain. 35 - 40% of these will be in the
Costa Del Sol = 220,000 to 250,000
Of the estimated total of 135,000 Spanish costal properties
sold to foreigners during 2003, 45% or 38,500 were located
in the Province of Málaga, which basically means
the Costa del Sol (vast majority of properties are on
the coast). Of this 38,500 properties sold to foreigners
on the Costa del Sol, 52% - or 20,000 properties - were
purchased by British buyers, with the next largest group
of foreign buyers being Germans with 20%. The salient
point is that British buyers are half of all foreign
buyers on the Costa Del sol.
What is a good investment?
Location was always important, but from an investment
point of view it is more important than ever on the
Costa Del Sol. There is SO much property for sale, much
of it very standard and undifferentiated, that you have
to be in a great location to avoid being one of many
'me too's'
Given the prices and other negative factors of the
Costa Del Sol you have to question whether any property
is a good investment (relative to other investment opportunities).
However if you could only invest in property on the
Costa Del Sol then this is my advice:
In the lower price bracket (200-300k Euros) go for
a resale apartment needing renovation in the centre
of Marbella or other area that is walking distance to
desirable facilities and beach. If you have a bigger
budget then go for new build but top location, for instance
centre Marbella, Puerto Banus, New Golden Mile. Another
option is to go for one of the better Country Clubs
- but one that has all important facilities onsite and
isn't too far from things, for instance Santa Maria
Golf.
What would be a bad investment?
Buying off-plan to 'flip' (sell on before completion).
You will be one of thousands doing the same thing, agents
aren't interested in helping you sell on and you will
be left holding the baby. This strategy worked (but
not always) in the past but it is now over. Having said
that agents are still selling this hard so many people
will buy without realising that the game is up. Of course
they will discover that it is in the end - the hard
way.
Avoid buying a standard 2-bed, 2-bath apartment with
no exceptional features and 10 minutes from anywhere
by car, for instance on the Marbella to Torremolinos
strip. The market is flooded with this type of property.
Any bargains?
There are a growing number of distressed investors who
need to sell on before completion. Depending upon the
level of distress you may be able to pick up a bargain
from one of these.
Otherwise prices in general have reached proportions
where it is impossible to talk about bargains on the
Costa Del Sol. Best bet is to look for run down resales
in good areas.
Why is the market cooling?
- 1st of all is the market cooling? Yes definitely.
Anecdotal evidence suggests that transactions could
be down by as much as 50%. This is being reflected in
the number of new projects being started by developers.
Statistics from the College of Architects for the first
3 months of 2004 show that new building licences dropped
by 7% compared with the same period of previous year.
A drop of this magnitude hasn't been seen for 10 years.
- High prices are the leading reason. If prices were
half what they are the market would probably not be
cooling to anything like the degree that it is.
- Over development is putting buyers off, as it is highly
unattractive in large areas of the Costa Del Sol. The
infrastructure is very poor as well. When prices rise
to the level they have people start thinking about these
negative factors.
- The Spanish and the British lead demand. House prices
/ incomes are now at record (and unsustainable) levels
for Spaniards - average house prices in Spain have increased
18.6 times more in real terms than average incomes between
1999 - 2003. There are also uncertainties building in
the UK market, with worries about local house prices,
and this is bound to have a negative effect on demand
for property on the Costa Del Sol.
- Not only are transactions decreasing in absolute terms,
but relative to the supply of housing transactions must
be decreasing even more drastically as the supply of
properties is exploding.
- With British buyers being so important to demand on
the Costa Del Sol the Pound / Euro exchange rate is
also an important variable.
Euros / Pound
1st September 2000 = 1.66530
1st September 2004 = 1.45710
% appreciation of Euro over period = 12.5%
This means that property it costs a British buyer who
has all funds in Pounds 12,5% more to buy the same property
than it did 4 years ago.
Two bed terraced house in Casas Mallorquinas development
in Estepona (La Duquesa) on market in 2000 for £87.5k
(off plan), now valued at £218k- 228k - 260% increase
in 4 years.
Estepona has some charm but La Duquesa is devoid of
it and in the wrong place. Large and overdeveloped and
not a good place to buy if you can avoid it. The property
might be 'valued' at 228k but lets see if it sells for
that!
Istan on the market in 2000 for £83.5k. Istan
townhouse at 83.5k; 5 bedrooms, bathrooms, two receptions,
roof terrace, sun balcony, patio and garden (no current
value as yet).
Istan is a bit out of the way but it is still 95% Spanish
and that is attractive. Still relatively reasonably
priced. Upmarket new country club on the lake at Istan
should also be a positive influence.
Two bed flat in La Maestranza Development (off plan)
for 87K in 2000, two bathrooms, communal pool, kitchen,
parking, large reception off plan, now valued at £186K
(270k euros) - 213% increase in value in 4 years.
Poor quality construction, ugly architecture, mainly
East or South East facing which is far from perfect,
most blocks on this development look onto each other
and so views are poor. Those with the best views face
onto the road, which is noisy. This development was
finished 2 years ago but there is still something like
10 apartments for sale from original investors who bought
off-plan and can't get rid of them. They were good to
get out when they did.
Detached Villa in La Cala de Mijas, 2000 on market
at £85k, now valued at £175k-£180K.
200% increase in value in 4 years
Depends where about in La Cala de Mijas it is. La Cala
de Mijas is one of the more attractive, old-world-charm
villages on the coast but the development around it
has been horrendous. If it is in the centre, up to 5
minutes walk, then fine. Otherwise it is in the wrong
part of town.
Property in Nagueles?
It's on a good, upmarket development in a good location.
Therefore t if the market gets ugly, which I firmly
believe it will, quality will at least hold its value
more than others. If one were to sell a property here
for a reasonable price now then I would recommend doing
so because I don't see much more appreciationin the
medium term. 2,500 Euros monthly rental looks excessively
optimistic unless it is something special.
What's the rental market like in Marbella?
Demand for long-term rentals seems to be holding up.
However yields will be low given prices.
Short-term rental are another story.
Number of tourist visitors to The Costa Del Sol has
stagnated or even dropped this year for the first time
in at least a decade. Number of passengers passing through
Malaga airport dropped for first time since the new
terminal was built in 1992. At the same time there are
more hotel beds and tourist apartments for rent than
ever before, and of course there are new competing destinations
being opened up by the low cost airlines. It's a buyer's
market on the short-term rental front. Don't believe
a word that estate agents say about rental potential.
What's the market looking like for 35 year old, renovated
detached villas 500 m from the beach in Atalaya? Does
it look like it might be a good investment?
It all depends upon the surrounding area / what's next
door. But in principle it sounds like a good buy. Even
in a difficult market if you go in at the right price
and get something desirable then you should be able
to make a decent profit out of it - assuming your profit
expectations are reasonable and not hysterical (as they
have become in the Costa Del Sol property bubble).
If there is any money to be made in property on the
Costa Del Sol over the next few years it will probably
come from finding resales in need of renovation and
in good areas at good prices. The problem will always
be finding agents to help you get your product to market.
However when the off-plan investor hype collapses agents
might start being a bit more helpful on this front.
© Mark Stucklin (Spanish Property Insight)
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