Every week we value houses in Santanyí and the surrounding villages, and the conversation almost always starts the same way: what is my house worth? The short answer is: what an informed buyer will pay for it — and the entire craft of a good sale is finding that number before the market does, not after.
The asking price decides the sale
In a small market like the southeast, serious buyers see everything that comes up. A price inflated by 15 % does not buy negotiating margin: it buys months without offers, and a house "burned" on the portals. In the end it sells for less than if it had been priced right on day one. Our valuation rests on real sales in the micro-area — not asking prices, but signed ones.
The paperwork: preparing early saves weeks
- Title deed and an up-to-date nota simple from the registry.
- A valid cédula de habitabilidad (required for sales in the Balearics).
- Energy certificate (mandatory even to advertise).
- Latest IBI receipt and community certificate where applicable.
- On rustic land: documentation of the legality of what is built (completion certificates, licences, age certificates).
- With an ETV licence: the complete file — today it is a pricing argument.
The sale that goes wrong almost never goes wrong because of the buyer: it goes wrong because of a missing paper that could have been requested two months earlier.
The seller's taxes
Two main items: the plusvalía municipal (local tax on the increase in land value, calculated by the town hall) and the capital gain under IRPF — or, for non-resident sellers, IRNR, with one important particularity: the buyer is obliged to withhold 3 % of the price and pay it to the tax office on account. Exact figures depend on each case; we go through them with you before accepting any offer, so you know your real net proceeds.
The process, from valuation to notary
An in-person valuation and pricing plan; preparation of the house, photography and dossier; exposure where your likely buyer searches — for us, that includes the German and British markets; filtered viewings with qualified buyers only; offer, deposit contract and notary. With a realistic price, 3 to 9 months is typical in the southeast. The valuation is free, in person and without obligation — and if our number does not suit you, you will at least have an honest picture of the market for free.
