This Ibiza Property Market Report has been researched and provided by Prestige Properties Ibiza summarising trends over the past 15 years, utilising statistics and impressions from both external and internal sources.
The analysis draws upon data and figures of property sales and pricing received between 2004 and 2019, and covers house pricing monitored over the course of 2019.
Ibiza Property Market Price Curve
The real estate market in Ibiza has demonstrated a durable and stable rhythm in both consumers and house prices over the past 10 years. Following the 2008 financial crisis, Ibiza by comparison to anywhere else in Spain and much of Europe, has exhibited an impressive recovery and a steady increase of both sales and prices.
However, over the past two years, Ibiza has observed a slight decline in sales. This decline is reflective of recent developments within the newly established planning permission laws here on the island.
Regulations are now set to ensure all new properties are built under 320sqm in non-urban areas with new build licenses often proving quite hard to obtain and processes being lengthy. Previously built properties on the market can often present legal issues and similar restrictions. While these developments are very positive for the preservation and beauty of Ibiza, it generally leaves a lack of available products. With the strengthening demand for properties, we inevitably find an occurrence of a low supply versus a high demand.
Opposed to any real estate crisis emerging, the Ibiza Property Market is seeing the value of existing luxury homes stamped as a rare product and even with a dip in sales, the unwavering price curve continues to rise. Therefore, a more mature and sustainable market with long term stability, growth and strength is notable, which indicates a positive future market to come.
Nationalities in the Ibiza Property Market – 2019
The island of Ibiza has an exceptionally diverse culture attracting many communities predominantly from across Europe as residents, businesses, tourists and investors. International visitors accounted for almost 80% of the total guests in Ibiza during 2019.
The continuation of international visitors and buyers is the driving demand in Ibiza real estate, proving to raise property values overtime and inevitably improve the overall infrastructure and stability of the property market both in Ibiza and Spain.
Although statistics for exact nationalities in the Ibiza Property Market are hard to assess, inevitably the British, French and German are incredibly strong, with a marked increase in Belgium and Dutch nationals investing more in property over the past 10 years.
Prestige Properties Market 2019
Ibiza is distinguished by many exclusive and high-end properties. In 2019 the Ibiza Property Market with Prestige Properties Ibiza calculated an average price per sqm of 6.665€.
The housing market between each municipality naturally varies depending on the style and size of the property, the facilities, surrounding land, panoramic views and the cultural environment of the area.
The area of San Jose demonstrates the highest demand with a multitude of modern, contemporary and luxurious villas which fulfils many property requirements from international buyers with an average house price of 2.200.000€.
Eivissa and San Antonio attracts buyers looking for apartments and terrace style housing which can range between 500.000€ – 1.000.000€, whereas in the north, a largely ecological area with a very specific housing style average a price of 2.900.000€. The family friendly area of Santa Eulalia, would average 1.700.000€ for a 250m2 villa with a pool.
Typical Properties Per Municipality
Area
M2
Average Price
Type
San Jose
300
2.200.000€
Villa
Ibiza Town
100
500.000€ – 1.000.000€
Apartment
Santa Eulalia
250
1.700.000€
Villa
San Antonio
150
660.000€.
Town House
North
500
2.900.000€
Country Home
Conclusion and forecast
The observed international interest on the island has resulted in an occurrence of a low ‘supply versus high demand’, rendering the Ibiza property market incredibly safe with extremely attractive values on a global scale.
Following the recent international outbreak of COVID-19, global markets may adopt a ‘wait and see’ approach in the short term. However, although it is difficult to make predictions for the future at this early stage, demand has remained stable during this unprecedented crisis and clients remain positive.
Recent studies have predicted a potential drop in the Spanish Real Estate market between 5 and 10%. Some areas in the Spanish property market will inevitably be strongly affected by the current crisis.
However, exclusive locations like Ibiza, are least likely to be moved and we expect to see a year with increased opportunities, some swift sales, yet stable prices for the market in general.
During the Covid-19 period, we have noticed an overall increase of enquiries and demand for properties on the island via our adapted digital e-working system and new website.
Do you have any questions or need more info? Send us a message and we will get back as quickly as possible!
Covid-19 in Ibiza – Interview with Prestige Properties Ibiza
Interview with Victor, Partner & Sales Director of Prestige Properties Ibiza about Covid-19 and the effect on the Property Market
What has been the overall impact of Covid-19 in Ibiza?
Ibiza has seen relatively low figures of Covid-19 in comparison to the rest of Spain and Europe. The healthcare system on the island has been stable and we are very thankful to all our health care and key workers during this difficult time. Their impressive work and dedication towards the public is sincerely appreciated and acknowledged by all. Without their passionate commitment the outcomes of ill-health could have been quite different.
At the point of publication, a total of 163 positive cases have been recorded in Ibiza and Formentera for Covid-19, with 120 fully recovered and 31 active cases, of which 24 are still in hospital.
There have been few new cases reported in recent weeks and zero positive cases over the past 5 days.
Ibiza is a small island. This fact alone has helped the government implement closures and restrictions at a quick and smooth pace. Since the state of alarm was declared on March 14th travelling by air and sea has been fully restricted to essential activity only.
Unfortunately, the crisis has had an impact both socially and economically for the residents of Ibiza. However, the recent plan of deconfinement and the current low risk of infection, hopefully means we will soon be able to ease restrictions and welcome tourists for the summer season 2020.
We think it is fair to say, many feel the island and mother nature has received a well deserved rest and we are only reminded to be truly grateful for the paradise we live in.
Global Property Market
Has Covid-19 had an impact on Global Real Estate and what changes are we seeing so far?
Whilst some buyers are adopting a wait and see approach, many others have maintained the same drive to buy with some even increasing in their pursuit during this period.
Sales numbers on a global scale are down due to social distancing, travel restrictions and closures of businesses, where viewings are not able take place as usual. However, we have noticed client interactions are consistent and have even increased in Ibiza. Many are aware of the level of competition within the Ibiza property market and want to take full advantage of using every opportunity to buy now or as soon as the restrictions will be lifted.
One thing is for certain, the new adaptation of virtual viewings are very current. Aside from professionally produced virtual tours of housing, many agents are adapting and attracting buyers with real-time video tours. In turn, this is leading to on-going interest and even offers and sales still being made.
Ibiza Property Market
Has Covid-19 had an impact on the Ibiza Real Estate to date?
It is still too early to fully measure and calculate the impact of Covid-19 in the real estate market in Ibiza. There is always a delay between the event of any crisis and subsequent economic and industry related statistics emerging.
What we have evidently seen to date has been very encouraging. The online interest and activity has remained very strong with an increase in interactions (requests, website visits) from potential and future clients. It appears many are utilising their quarantine time to research and pursue buying their desired property in Ibiza.
Buyers are far from changing their mind, they want a place in the sun more now than ever before.
As with any crisis, there will always be new opportunities that follow. Sadly, some are foreseeing they may be obligated to put their property on the market in order to recuperate financial losses and face some personal situations.
We are generally not expecting the property market to have a drop, mainly because the demand is high and the supply is always very low in Ibiza.
How is tourism in Ibiza being affected and how do we anticipate it will affect those with tourism licenses throughout the season?
Spring season has unfortunately been lost. Small businesses in Ibiza are perhaps at the highest risk of being affected by the pandemic due to the restrictions that have taken place.
We hope the Summer will receive international clients from July onwards and clients from mainland Spain will be able to travel for tourism from the end of June (22nd if all goes as per deconfinement plan).
Individual situations for those with tourism licenses will very much depend on the needs of each owner, their mortgages, general income and their dependency on tourism rentals as a main source of income.
Important Information for Property Sellers in Ibiza
What is the best advice you could offer sellers during this important time?
Remain calm and ask your agent for advice. Depending on each individual situation, we can plan a good strategy to succeed in the sale of your property in Ibiza
Should sellers keep their property on the market and take a ‘wait and see’ approach? or should clients wait until this pandemic is over?
Keep your property on the market. We are all working remotely from home with up to date technology. The notable rise in online activity we are currently experiencing means now is the perfect time to catch the attention of clients ready for their future visits.
What is Prestige incorporating as an agency to ensure the marketing and sales are maximised during these uncertain times?
We have stayed open throughout. All our agents are active. We have been spending more time than ever preparing our website and the presentation of our properties, as well as setting up our new virtual viewings service. Potential buyers are still able to get a closer feel for properties on the market and can continue with their buyers journey.
We have also been closing a few deals over the past weeks, mostly with clients who have been looking with us for some time, where we already really understood what they required.
Important Information for Property Buyers in Ibiza
What is the best advice you could offer buyers during this important time?
Use this time to effectively research the current property market in Ibiza. We are here to help you with your buyer’s journey. Take the time to get to know your agent and allow for your agent to better understand your vision and goals in purchasing your dream property.
There’s plenty to focus on in the meantime before you can visit the island to set up viewings. Learn about finance, legalities, be fully prepared for the purchase. When the time is right you will be ahead of all the finer details and can start viewings immediately, ready for the perfect opportunity.
Should buyers continue to seek a property on the market and take a ‘wait and see’ approach? or should clients be more cautious?
Now is the time, everyone is available. Learn as much as possible and plan a good selection of properties to see for your next visit. Be sure that your agent is ready and understands your requirements and contacts you as soon as a new suitable deal comes up.
Are international buyers able to proceed with purchasing a property during this time?
Yes, we have been able to work with the help of lawyers and other advisors. Notaries are open, and we can sign everything from a distance with POA.
Important Information on Mortgages in Ibiza
Will applying for a mortgage be affected by Covid-19? Will current mortgage applications be delayed for processing until the pandemic is over?
Initially banks were required to hold off processing new mortgage applications during the beginning of the state of alarm. However everything is back running again as normal. Processes might be a little delayed but everything is back on track and operating like before.
Ever since Ibiza entered the first phase of deconfinement, viewings to properties are available again and experts can continue with valuations as well.
If your personal financial situation is not affected then you should be able to proceed with your mortgage application.
I have a mortgage offer but will it expire if I don’t proceed to buy during this crisis?
The state of alarm normally postpones contract deadlines. However, each case should be reviewed and confirmed with your lending bank. To proceed at a later date should be possible due to the unusual circumstances.
Will there be any long-term consequences of coronavirus on getting an international mortgage?
This question is difficult to answer at the present time. We need to see the overall outcome in a couple of months relating to the financial world. Interest rates might vary. However, everyone is eager and intending to restart the economy as soon as possible. We will pass this crisis as we have done in the past.
Banks like many other businesses will need to adjust their working protocols to ensure mortgage applications are effectively being processed during such uncertain times. We expect to see better and improved technology and more online flexibility in this industry, just as much as we will see in Real Estate, where systems and e-working will become faster and more efficient to apply for mortgages.
Future Outlook
Do you think Covid-19 will have an impact on European and Ibiza’s Real Estate in the long-term?
It is still very early to predict the level of impact in the long-term. There will inevitably be changes and marked impressions on a global scale. However, until we understand the length of time it will take to return to ‘the new normal’, we are unable to further analyse the future of the property market.
It ultimately depends how clients are financially affected and their capacity to spend. This crisis is multifaceted and will affect the economy and individuals in many different ways.
General expectations foresee a drop between 5 and 10%. However, this is a variable figure and the impact will vary from one area to another. Recent studies show clients are now looking for more space instead of proximity to city center. This can affect the property market in cities. From this study alone, you can see some markets will suffer whereas others are more likely to benefit.
In Ibiza, as we have shown in our 2020 Market Report, the low supply versus high demand can predominantly predict sales on the island are less likely to be affected.
We are also noticing an increased interest for quieter and safer environments. It would appear the crisis has only reminded people that it might be time for a change and the island can offer their desired environment.
Exclusive places will always remain strong in difficult times. There will be some likely opportunities for buyers in the short-term, but in the long term we expect the market to recover quickly.
When will the property and tourism market start to truly see its effect of the pandemic?
We have only recently started deconfinement. The next weeks determine how quickly we return to normality. This is an unprecedented situation and we can only see in the short term at this time.
The European Union is currently discussing how to proceed with the reopening of the frontiers. Tourism accounts for about 10% of the European economy and about 25 million jobs and is therefore the interest of all parties to reactivate tourism as soon as possible.
We hope to be able to welcome you again in July, but until we know for certain let’s stay safe and keep positive. While we wait, we have adapted our way of working and you can see this on our new web page: Real Estate Virtual Technology.
We are available to advise you anytime, whether you are curious to learn more about Ibiza and its market or if you would like to do a virtual tour of one of our villas.
Here at Prestige the whole team is working everyday in preparation for when we can meet our clients. We are really impressed and motivated by the amount of messages that we receive from all of you, full of positivity and the will to pursue the dream holiday or the perfect new home in the sun.
Our team is always ready to help you along your buyers journey and ensure you discover your dream home with Prestige Properties Ibiza – contact us today
Do you have any questions or need more info? Send us a message and we will get back as quickly as possible!
A Prestige Buyer’s Journey: Meet Tobias Punga
Tobias Punga is German living in London where he works in finance. In 2019, with the help of Prestige’s agent Juliette, he purchased a magnificent villa up the hills in San José which he refurbished. Find out more about Tobias’s personal journey in the below interview:
Tell us a little bit about your first experiences in Ibiza…
Every island or destination I’ve been to had a unique signature experience… the party place, the spiritual retreat, the family oriented environment etc…. Ibiza struck me that it encompassed it all. Everyone found something that made them fall in love with the island… to each his own and Ibiza owned it all.
What made you want to buy a property in Ibiza?
The idea was to have a place that can be shared by my family and friends. An open hang out for who is important to me already and who might be in the future. A place for all sort of talent to mingle; exchange thoughts, and having a fun time.
What kind of property were you looking for and why?
A spacious place that can be changed in a way so I can have an impact, but still respecting the style and rules on the island, and still leaving my own personal touch. Big enough to host a decent sized group, close enough to the airport, but not getting disturbed by the noise, and having nice beaches and Ibiza town in close reach.
What points were you willing to compromise on and where did you draw the line?
Enough rooms, sea view, not too far from the airport, and south facing were points I did not want to compromise on.
Tell us a bit about your general experience of searching for a home in Ibiza?
The offers I saw in Ibiza were either overpriced or the quality I found wasn’t satisfying. It took me more than 3 years to find the perfect set up.
What were the biggest challenges you faced during the search process, and was Prestige able to help you overcome some of these?
They key is to look at as many opportunities as possible and sharing with the agent in detail what you are looking for to make the search process as efficient as possible – important for seller, buyer and agent in the end to not waste anybody’s time.
Once you found your ideal property, how smooth (or turbulent) was the process until finally signing at notary and making it your own.
It was a rather turbulent process, as the seller was more than 10 individuals that resided in three different countries. Any negotiation was therefore a little longer than in any usual sales process.
What would your main advice to other home buyers, about to embark on a similar journey, be?
Use a qualified agent, a talented architect, interior designer & construction companies, a knowledgeable lawyer, and spend enough time searching.
Overall, what difference do you think working with Prestige made in your journey of finding and buying your dream property in Ibiza?
Showing the profile I asked for ;).
Do you have any questions or need more info? Send us a message and we will get back as quickly as possible!
Holiday villas with the 5 best sunsets in Ibiza
Why is Ibiza one of the most famous holiday destinations in Europe?
Sunset, dusk, twilight… are some of the names we give to an event as ephemeral as the sunset.
Sunsets mark very significant moments in our lives: ‘the afternoon when we fell in love; the long summer days with our family; the magic of a sunset to the sound of drums; that dinner of friends that began with a burning red sky’… moments in which we feel very lucky and grateful.
But if there is one place in the world where you can enjoy this natural wonder, it is Ibiza, with almost 275km of coastline, 300 days of sunshine a year and a peaceful and happy rhythm of life.
In this blog we want to share with you five of the most special places where you can enjoy an unforgettable sunset. Besides, we have thought about you because in each of them you will find a selection of our fabulous holiday villas.
The Prestige Team has participated in the vote to draw up the ranking that we present to you below.
Nº 5 San Antonio, Ibiza
The Paseo de San Antonio is one of the most fun and unique places on the island. It offers the possibility of water activities such as jet-skiing, jet-boating, flyboarding or parasailing, during sunset. Yes, believe it, because here you can be 50 meters high and be the king of the world! This spot is also very famous for its music and good atmosphere, this is where Café del Mar was born, a real symbol in Ibiza.
Less than 15 minutes away are two of our holiday villas, with swimming pool and fantastic views: Casa Sandra and Can Trillo.
Nº 4 Cala Benirrás, Ibiza
If you are lucky enough to be in Ibiza on a Sunday, you cannot leave without visiting Cala de Benirrás, where the authentic essence of the 70’s comes alive for a few hours and fills the sunset with music and percussion. A hundred people play their drums bidding farewell to the sun, while a large crowd dances and gets carried away by the good vibes and the hippie spirit. Some of the most impressive vacation villas in our catalog are in this area: S’Ermita, Can Quince, Can Rio and Can Pep de sa Guaita.
Nº 3 Sa Caleta, Ibiza
What if you want to make the sunset even more special? All you need for this is a sailboat! Cruising the waters offshore caressed by the sea breeze and feeling so close to the sun that you can almost touch it, this experience is one of the most romantic we can recommend. There are different companies that offer a wide range of boats and rentals adapted to your needs. We can help you, if you dream of living a unique sunset. But in addition, we have a selection of villas for rent located a few meters from the sea, so you can simulate the sensation of sailing: Can Cristina and Can Oasi.
Nº 2 Cala Conta, Ibiza
They say Cala Conta is one of the most beautiful beaches in the world. Here we give you the reasons: crystalline waters, fine, almost white sand and incredible views; they make it an earthly paradise. We highlight the gastronomy of the area, the Bullit de Peix and the paella are the star dishes. At the Sunset Ahsram beach bar, you can drink a cava sangria while you celebrate the sunset with music and good atmosphere.
We recommend some of our holiday villas, located very close to this famous destination: Can Liband Can Masia, ask us about them.
Nº1 Es Vedrá, Ibiza
And at number 1 is the islet of Es Vedrá, a magical enclave located in the southwest of Ibiza. Although you are not allowed to climb this mystical rock, which is almost 400 metres high (because it has been part of the Nature Reserve since 2002 due to its high ecological value), we recommend you climb the Es Savinar Tower, commonly known as the Pirate’s Tower, and enjoy the unbeatable views! Some of our most charming villas are just a few minutes away: Can Pelat.
Do you have any questions or need more info? Send us a message and we will get back as quickly as possible!
Why buy a property in Sant Josep de sa Talaia?
Our guide to exclusive properties for sale in Sant Josep de Sa Talaia (San Jose, Ibiza)
Sant Josep de Sa Talaia (San Jose) is the largest of the five municipalities found in Ibiza, bordering Eivissa and Sant Antoni de Portmany. The area occupies 159.4km2 in the south of the island with an estimated population of 27,413 of 147,914. Sant Josep de Sa Talaia is typically characterised by its beautiful sights, cultural UNESCO World Heritage sites and some of the islands most beautiful coastlines, scattered over a total 80kms, including the many awarded blue flag beaches of Ses Salines, Es Cavallet, Cala d’Hort, Cala Comte and Cala Bassa. The coastline is bountiful in beauty with iconic islets, such Es Vedrà and Es Vedranell, which draws much tourism attention from across the globe for its supposed mystical myths and legends.
The municipality of San Jose also consists of four charming villages marked with traditional white churches, including the central town of Sant Josep de Sa Talaia, Sant Jordi, Sant Agustí and Es Cubells. However, Sant Josep de Sa Talaia extends way past spectacular nature and charming villages. The region places a significant value on its archaeological Phoenician settlements, pirate towers and array of historical heritage sites.
The culture, community, and style of the municipality of San Jose varies from area to area. Buying a property close to the San Jose village offers lots of authentic charm and a more traditional Ibiza lifestyle. Whereas a property in the south of San Jose attracts high profile clients looking for an exclusive Ibiza villa close to the popular beaches and favoured ‘A’ list celebrity spots. Houses for sale in the west of San Josep and country farmhouses will commonly see more family friendly and couples as recurring clients.
Frequently, home buyers looking to buy a property in Sant Josep typically sub-categorize into four distinctive areas; the South (Ses Salines, Cala Jondal, Es Cubells), San Jose Town, the West (Cala Vadella, Cala Tarida, Cala Conta) and the Countryside (Benimussa, San Agustin).
South of San Jose, Ibiza
The south of Sant Josep de Sa Talaia predominantly attracts second home buyers. This group of clientele are often drawn to buy a property in Ses Salines, Cala Jondal or Es Cubells as their primary location choice in Ibiza. These properties are mostly intended as luxury lifestyle vacation homes, with many looking for an investment opportunity and properties for ‘buy to rent’ purposes.
Many properties for sale in the south of Sant Josep offer high profile secure community grounds, exclusive cliff top villas, villas with vast landscapes or outstanding Mediterranean Sea and Es Vedra views and are ultimately modern contemporary style homes. This area is particularly favoured for quick access to unspoilt countryside, Ibiza Town and the most popular beaches and areas favoured by A-list celebrity clientele.
Ses Salines
To buy a property in Ses Salines offers a unique niche in the Ibiza property market. With a myriad of natural wonders, spectacular scenery, World Heritage Sites, trending beaches and fashionable bars and restaurants; it really is no wonder this location is highly sought after.
Due to the Natural Park of Ses Salines d’Eivissa and Formentera, recognised for its ecological value and statemented UNESCO World Heritage Site and Nature Reserve, this area boasts of spectacular sweeping, untouched views from almost all the exclusive villas in the Ses Salines area on offer. This beautiful area comprises protected marine life, rare bird species including flamingos, fascinating sea salt flat views and two immensely popular and protected beaches, Ses Salines Beach and Es Cavallet.
Many villas for sale in Ses Salines are highly desirable among exclusive second home buyers due to the close proximity of these two stylish and renowned beaches. Long stretches of white sands surrounded by natural woodlands, crystal clear waters and an A-list strip of fashionable bars and restaurants with its celebrity clientele, such as Sa Trinxa and El Chiringuito, are seen to be the finest and most attractive scenes for lifestyle vacationers in Ibiza. The area of Ses Salines is always in high demand. Due to the multitude of building and construction restrictions as a statemented Nature Reserve and a protected zone by law, properties for sale in Ses Salines are incredibly difficult to acquire. The low level of properties available within the area validates the property value margin and worth compared to the rest of the San Jose area .
Cala Jondal
Finding a property for sale in Cala Jondal is quite rare. Much like the area of Ses Salines, this spot in the south of Sant Josep is always in high demand with a low supply. This small location has a beautiful silver pebbled beach surrounded by pine woodland and steep tall pointed cliffs. Here, overlooking this paradise we find those spectacular clifftop Cala Jondal exclusive villas, usually set up high on the hilltop with extremely attractive and modern architecture.
To buy a property in Cala Jondal is a rare commodity due to having only a few villas present in the area. However, potential home buyers successful to find a property for sale in Cala Jondal are also incredibly fortunate to reside in an unbeatable up-market and affluent area, compared to almost anywhere else in Ibiza. Cala Jondal has in recent years become the centre of a very exclusive tourism that seeks quality in all its experiences and is renowned for its VIP status and popularity among the rich and famous here in Ibiza. The crystalline waters are laced with yacht and boat owners and the beach itself offers an incredibly stylish selection of beach clubs and restaurants such as the famed Blue Marlin Ibiza Beach Club.
Properties in Cala Jondal allows for an equally perfect 10 to 15 minute drive into Ibiza Town, the airport in Sant Jordi, as well as a quick few minutes to the surrounding coves and fisherman bays of Sa Caleta and Es Bol Nou, for those more relaxing and intimate family friendly beaches. A typical modern contemporary house for sale in Cala Jondal with a value of €4,200,000 would occupy a 5,500 m2 plot, an impressive construction of 359 m2 and four double bedrooms with en-suite bathrooms.
To buy a property in Cala Jondal also allows for the perfect driving distance of 10 to 15 min into Ibiza Town and the well-known beach clubs and nightlife of Playa d’en Bossa.
Es Cubells
Es Cubells is one of the smallest villages in Ibiza. Its entire structure is formed by its central white Ibicencan church, located on the edge of the cliff with two subsequent local bars.
Buying a property in Es Cubells offers miraculously peaceful and unparalleled surroundings with a unique, traditional charm and the most authentic local fishermen beaches and coves of Ses Boques, Cala Llentrisca, Es Torrent, Porroig, and the notable Cala d’Hort Natural Park. Properties in Es Cubells typically boast of their breath-taking south facing and sweeping sea views with a multitude of Es Cubells villas for sale offering extensive landscapes and grounds.
Cala d’Hort beach and the surrounding area of Es Cubells are naturally known for its ultimate views of the most iconic symbol of Ibiza, Es Vedra. A property for sale in Es Cubells with sunset views overlooking Es Vedrà is perhaps one of the most desirable luxury home buyer requirements within the Es Cubells area.
One of the most popular complexes with spectacular newly built villas is within the high-profile gated community of Vista Alegre. The private urbanisation offers super exclusive homes in Es Cubells to the highest of standards. Vista Alegre Ibiza Exclusive Properties offers the most credible villas, mansions, and homes with breath-taking views of the coast and bay of Es Porroig. A luxurious and complete haven. The house prices in the South of San Jose start and reach well in excess of €3,000,000, which is the highest minimum price for any property for sale in Sant Josep within the four sub-categories for this municipality.
West of San Jose, Ibiza
The west of Sant Josep de Sa Talaia is known for its beautiful sunsets, fantastic white sanded beaches, and family friendly atmosphere.
Clientele typically seeking properties to buy in the west of San Josep are notably split into two groups; those looking for luxury lifestyle second homes and those looking to buy a property in Ibiza in an area suitable to younger couples and families. The most common and popular areas to buy property on the west coast of Sant Josep are predominantly in Cala Vadella, Cala Tarida and Cala Conta beach (Platges de Comte). Exclusive properties for sale in these areas can range anywhere within the region of €1,000,000 – 3,000,000 and offer incredible value for money when compared to the south of Sant Josep. The west area of Sant Josep offers a more relaxing and family friendly experience for the buyer with quaint fishermen beaches and a tranquilising atmospheric lifestyle.
Villas for sale in Cala Vadella, Cala Tarida and Cala Conta offer very modern and high-end luxury homes, boasting of exclusive cliff top villas, vast landscapes, and outstanding Mediterranean seascapes with an immense attraction for properties with spectacular sunset views.
Cala Vadella
A property in Cala Vadella represents a slightly different Ibiza property market compared to the south of San Jose. The little resort is home to many locals, families, residents, and like-minded communities of second home buyers and internationals.
The area has a particularly peaceful ambience with many lively Ibicencan and casual family bars, local amenities, and quality Mediterranean gastronomic restaurants, bringing this small picturesque bay of white sands and extraordinary sunsets together beautifully. The bay of Cala Vadella is enclosed by a cove of pine clad hills with staggered hillside villas and apartments overlooking the crystal-clear waters. A villa or home overlooking the sea in Cala Vadella offers extraordinary sights with regular yacht and boat enthusiasts congregating to watch the beautiful evening sunsets and night lit skies.
Close by, within a few moments’ drive, the small peaceful cove of Cala Carbo offers buyers a fantastic opportunity to buy a villa overlooking Es Vedra. The newly built range of luxury semi-detached villas known as Villas Es Vedra with private pools, sunset views, and exceptional architecture is the perfect example of the exclusive Ibiza villas for sale in the west coast of Sant Josep.
Cala Tarida
Cala Tarida is another incredibly popular area within the west coast of San Jose. The area is renowned for its popularity among tourists each season, making this spot perfect for second home buyers looking at the prospects of buying a property for tourism rentals in Ibiza.
Properties for sale in Cala Tarida typically offer renovated and modernised villas that retain their Mediterranean authenticity as well as recently built contemporary architectural gems complete with spectacular surrounding landscape, sea, and sunset views. Buying a property in Cala Tarida offers a beautiful local beach with great lengths of pure white sand and clear bottomless waters of turquoise blue and green. The location is well developed with a wide range of hotels, restaurants, bars and the famous VIP attraction, Cotton Beach Club Ibiza, which is located directly on the Cala Tarida Beach.
To buy a property in Cala Tarida is often quite difficult, with few making the property market every year. However, with only a ten-minute drive into Port Des Torrent, properties for sale are much more widely available.
Cala Conte (Platges de Comte)
Properties in Cala Comteboast of two local idyllic sunset beaches, Cala Comte and Racó d’en Xic, which have both been awarded by the Balearic Governors with blue flags alongside Cala Bassa, Cala d’Hort and Ses Salines.
This spot in the west Coast of Ibiza is a very popular option for young couples and younger clients wishing to buy a property in Ibiza simply due to its paradisal of clear crystal waters, spectacular sunsets and local trending bars and restaurants, including the incredibly hipster Sunset Ashram Beach Bar and the ecological chiringuito, Cala Escondida.
Property for sale in Cala Comte offers exclusive Mediterranean lifestyle villas with some of the most elegant finishes, spectacular sea and sunset views with plenty of luxurious chill-out grounds to feel absolute and chic in Ibiza. Close by, the blue flag Cala Bassa is one of the top beaches of the island of Ibiza with some fascinating restaurants serving a fusion of fine cuisines from Mediterranean to high-end sushi all under one roof – Cala Bassa Beach Club. The resort is woven with sculptures, shops and boutiques offering a very fashionable Ibiza label.
A villa in Cala Comte is a straight route of less than 5 minutes through to San Antonio with its renowned nightlife, famous DJ’s and energetic town life. Recent developments such as White Angel offer exclusive villas in Cala Conta with 24hr fully serviced concierge and security protected grounds with an avant-garde design full of contemporary details and spectacular sunsets overlooking the sea.
San Jose town, Ibiza
The central town or village of Sant Josep de Sa Talaia is known for its authentic charm, local community, and family friendly atmosphere. It’s central location makes for easy access into Ibiza (15 km), the airport (11 km) and the centre of Sant Antonio (10km), as well as flexibility to visit any of the surrounding beaches of the Sant Josep municipality within a 15 minute reach.
Clientele typically seeking properties to buy in the village of San Josep are families with more permanent or regular residence in Ibiza, followed by those of a retirement age looking for a long-term retirement home or a relaxing second holiday home. The typical Ibicencan village is where the Town Hall of the municipality is located. The centre offers many different amenities, supermarkets, souvenir gift shops, local artisan products, art, home décor, boutiques, and fashion retail shops. Every Saturday a traditional market in the centre of the village is open to the public with local, organic and Pasteleria products. In the height of the season, Sant Josep has inviting ambience and an atmospheric family friendly nightlife where you can divulge in some great gastronomic outlets and enjoy some fantastic live music.
Those looking to buy a property in the Sant Josep Town area are typically attracted to the authenticity of Sant Josep Village. This authenticity is mirrored by the type of properties for sale in San Jose Town. Homes are often of a classic Ibiza design with lush Mediterranean style gardens and offer a certain warmth to their homes or villas. Properties for sale in Sant Josep centre are stylish and sizable for their value, often sitting around the €1,000,000 price range for an exclusive four bedroom in a peaceful setting.
Villas or Fincas to buy in San Jose town like the currently availableCasa Bonitaoffer blooming Spanish gardens with modern imitations or contemporary renovations of traditional style Ibicencan Finca’s. Beautifully designed Roman style stone masonry walls and generous, cosy living spaces give these town San Jose properties a feeling of both comfort in the winter time and the freedom of airy summers.
San Jose countryside, Ibiza
The countryside of San Josep de Sa Talaia is filled with beautiful historical architecture and spectacular surrounding countryside. The countryside predominately attracts clients looking to buy a property in San Agustin or Benimussa. Naturally, this clientele group are lovers of the great outdoors, nature walkers and cultivators of their own organic foods and plantations. Families are incredibly keen buyers of fincas and farmhouses in San Agustin and Benimussa, as well as young couples looking for a permanent future home on the island.
Ibiza is seeing a rise in clients seeking opportunities to create a more ecological lifestyle for future generations and are taking advantage of any available property for sale in Ibiza with land for these same reasons. Countryside homes in San Josep for saleoffer authentic charm yet modernised Mediterranean style villas and traditional farmhouses with an average price of €1,000,000 – 2,000,000 for a decent family sized home.
Similarly to the village of San Jose, buying a property in Benimussa or Sant Agustin offers a local community of families and an agricultural Ibiza. The area is perfect for country living with quick access to a variety of unspoiled countryside, beauty spots, restaurants and beaches.
Benimussa
The Benimussa valley is one of the most picturesque landscaped areas of Ibiza with beautiful agricultural grounds filled with carob, fig, almond and olive trees, and is home to Ibiza’s main production of local olive oil.
The campo is surrounded with tall pine forests and sporadic Benimussa country houses with many of them renowned for their traditional beauty and architectural design. In fact, the large neighbourhood of Benimussa which borders San Antonio is named after one of the islands most historically renowned and statured 14th century houses, ‘The Benimussa Farmhouse’. The scenery is a panorama of outstanding beauty with monuments and old wells scattered throughout the territory. Buying a property in Benimussa is idyllic for clients looking for an alternative, tranquil life exploring the great outdoors.
Properties for sale in countryside areas guarantee the luxury open space and panoramic views with farmland plots and rustic contemporary living. The Benimussa area is ANEI protected area, meaning no new builds or construction works can take place in the region and therefore maintaining its ecological and agricultural values.
Sant Agustí
Sant Agustí is one of the most charming and picture-perfect villages in Ibiza. It’s small west facing church (the only west facing) with its own parish house and traditional set Ibicenco houses around the village square view an infinity of panoramic views of vineyards and fields below, making Sant Agusti a truly magnificent architectural and picturesque village.
Located directly in between San Antonio and San Jose, properties in Sant Agusti are equally within easy reach of the local amenities, supermarkets and restaurants of either town, which is necessary as this novel-like village has only a limited few stores for the basic necessities of life, which add even more to its unique charisma. Summer evenings in Sant Agustí offer a quaint and romantic hilltop location for some fantastic cuisine from the local Mediterranean restaurant located directly behind the church. Properties for sale in Sant Agusti boast of peace, privacy, and a closeness to nature within an 18th century Ibiza styled location.
Are you considering to buy a villa in San Josep de Sa Talaia?
"Sant Josep de sa Talaia is a varied and diverse municipality with an extraordinary wealth of landscapes and natural, human and cultural resources" – Mayor of San Jose, Josep Marí Ribas.
Prestige Properties Ibiza currently has a portfolio of 97 properties for sale in San Jose. The area of San Josep de Sa Talaia is immensely popular and always in high demand for exclusive and luxury homes. Potential home buyers are often encouraged to look beyond the well sought after areas and onto the neighbouring spots which have an incredible opportunity to maximise value for money and still be impeccably close to those stylish areas of Ses Salines, Cala Tarida or Es Cubells.
Properties for sale in Port Des Torrent, Playa d’en Bossa and Sant Jordi are perfectly accessible to the main town of Sant Jose, Ibiza Town, the Airport and to many of those desirable locations, still offering a great variety of local amenities and stylish restaurants to explore.
Our vacation villas have recently expanded. Book with us and we can show you around interesting properties for sale during your stay. Thank you for staying in contact. We hope to see you soon and the very best of luck with purchasing your new home here on the magical white island of Ibiza.
Need to know more about the area. Check out the Sant Josep de Sa Talaia community board, Mayor and Government initiatives below;
Do you have any questions or need more info? Send us a message and we will get back as quickly as possible!
COVID-19 in Ibiza – May 1st Update
As a team here at Prestige Properties we would like to take the opportunity to share with you some positive news. This week Spain has presented its plan for the deconfinement and this means that we are starting to see some light at the end of the tunnel. The sun and the beach finally seem less like a dream and more of a reality. And we really hope that we can welcome you here again soon!
Here is a calendar illustrating the 4 steps of deconfinement:
Phase 0, from May 4th until May 10th : this is the preparation stage, citizens are able to go outside for exercise or walks, small businesses can open on appointments.
Phase 1, from May 11th until May 24th : the first stage marks the beginning of social interaction, terraces open at 30% capacity, social contact between people of the same city, hotels open without common areas.
Phase 2, from May 25th until June 7th : at this point new openings will happen with the indoor areas of restaurants and bars at 30% capacity, cultural events with limitations, trips to second homes within the same province will be allowed.
Phase 3, from June 8th until June 21st : the last stage will increase mobility, business capacity rises from 30 to 50%, restrictions will be softened in general.
Each one of these stages will be conditioned to the evolution of the crisis, implementation may vary from province to province and the dates might be modified by the government. Fortunately, Balearic Islands and especially Ibiza have had very low numbers of cases in comparison to the mainland, so the local government is taking action to ease the process of deconfinement in the region. Fingers crossed!
Now let’s highlight some of the important dates for you and for us at Prestige Properties :
May 4th : Prestige Properties Offices can open again for business receiving clients by appointment only.
May 11th : As far as we understand, this is the date when our offices can reopen, with health and capacity restrictions. However working from home is highly recommended until Phase 3.
May 25th : Clients owning a second home and living in the same province will be allowed to travel to it.
June 8th : Beaches will be open to citizens with new conditions of use and safety. Nightclubs and bars will open at 30% capacity
June 22nd : "New normality" meaning mobility between provinces in Spain will be possible again, so hopefully the start of the season 2020 for Ibiza
Unfortunately at this point we can’t confirm a date for European and international travellers to be allowed back to our beloved Island. This will depend on further discussions between the Spanish government and its EU partners.
We hope to be able to welcome you again in July but until we know for certain let’s stay safe and keep positive. While we wait, we have adapted our way of working and you can see this on our new web page; Real Estate Virtual Technology. We are available to advise you anytime, whether you are curious to learn more about Ibiza and its market or if you would like to do a virtual tour of one of our villas.
Here at Prestige the whole team is working everyday in preparation for when we can meet our clients. We are really impressed and motivated by the amount of messages that we receive from all of you, full of positivity and will to pursue the dream holiday or the perfect new home in the sun.
To finish with another positive note, we can’t describe how beautiful the Island is looking, the roads are quiet, the countryside is green, the beaches are clean and the sea is as cristaline as can be. Nature is enjoying a well deserved break and we expect this Summer to be a jump back to the past, more space, more time, and more unexpected things to look forward to.
That is why we recommend you to have a look at our selection of Ibiza holiday villas, for which we have set new risk-free booking conditions. Summer is very long in Ibiza, to give you a little idea, average sea temperature in October is between 22 and 24 degrees, perfect for a swim…
Do you have any questions or need more info? Send us a message and we will get back as quickly as possible!
How to choose a wedding photographer? 5 Basic tips to keep in mind
We know that choosing a wedding photographer is not an easy task. In fact, it’s almost as difficult as finding the dress or the event venue. Here are some guidelines to help you find a photographer who is professional, who likes your style and who is a "good person", and not die trying!
Before starting the search…
I recommend that you see many wedding photos on Internet sites such as bodas.net or mywed.com and pay attention to the differences in each professional’s work.
There are several styles of wedding photography, such as documentary photography, or classic photography. Also, each photographer processes the images differently, for example by saturating the colours, or conversely using black and white in most of their processing.
Knowing which style you like best, you can have a better idea of which photographer to choose.
1) Search on Internet
You can search for photographers in your city through internet by looking at their portfolios, or even the places where you are going to celebrate the event, they usually have photographs loaned by the photographers who go there to cover events.
You can ask your friends and family, as they may also know of some interesting references.
Finally, another option is to visit directories such as zankyou.es, where you can choose the community you belong to and search for it.
2) Choose your style
As we said before, you have to know what kind of photography you like, that is to say what look the report has, a classic style, a style close to fashion photography or documentary style. These styles are different from each other, but all of them are totally valid. Currently, documentary wedding photography is booming and more and more couples are hiring this style of photography. An example of this type of reportage is that made by Studio Fused, based in Ibiza, and also available on the mainland.
3) When you already found a photographer you like
If you have already found a photographer for your wedding, the first thing to do is to find out if he is a professional or if he is a photographer who takes occasional photographs. Look for references of his work on the internet and social networks. Once you have checked this, stay with him and see if you feel comfortable with him or her.
4) What questions should you ask
After talking about wedding photos and your experience, other important questions are as follows:
Availability for the wedding date?
What is the total price of the report?
How many hours will you be at the event?
Percentage and time for booking?
Delivery time of the report?
Digital and/or printed photographs?
How many photographs do you deliver?
Cancellation and refund policies?
Do you have support in case of illness?
5) Prepare the wedding with the photographer
A good recommendation is that once you have chosen your photographer, have a meeting with him and talk to him about your wedding planning. This is interesting, as photographers come to many weddings in a season, and can provide you with information on timing and organisation.
It is interesting to know the planning of the times from both sides, to know how much time will be available to take the pictures after the invitation, or during the cocktail after the ceremony.
Bonus
Don’t be fooled by extra products like the album or because it’s more expensive or cheaper
Look at the photographer’s complete works, they’re not worth three good pictures.
Don’t be impressed by beautiful weddings with models, or wedding sites that may not be like yours.
Make sure you know your photographer and that you get along.
Here’s a selection of Ibiza Villas ideal for Wedding Celebrations:
Do you have any questions or need more info? Send us a message and we will get back as quickly as possible!
Benefits of leaflets made with recycled paper
Compostable leaflets
Aware of the importance of using recycled paper and considering our love for Ibiza and for preserving our island, several years ago we began considering how we could reduce the use of paper at our company. We wanted to implement a responsible use that was commensurate with our environmental awareness and where respect for the environment is one of the main objectives in our daily operations.
In July 2018 we launched our first leaflets made using 100% recyclable paper, chlorine-free and biodegradable. We are the first to do so in our sector and would like for more companies to begin using recycled paper. We understand that conserving our resources is a global issue and therefore, in the following post we would like to show you this technique and introduce some of the most commonly used methods.
Water based inks
Inks are usually made using petroleum based solvents. When these are exposed to water, they contaminate the groundwater and the soil. These inks can also emit volatile organic compounds VOCs that are toxic to humans. These compounds are also ozone precursors and are therefore harmful to health, crops and fields.
The water-based inks that are used for our leaflets notably decrease the emission of VOCs. This reduces the environmental impact and improves the working conditions of employees tasked with printing the leaflets. Another consequence of using inks made using petroleum-based solvents is that the process of cleaning the machines and equipment generate a large amount of VOCs and hazardous waste such as rags. This can be prevented by using water-based inks for printing.
Bleaching of paper
Three methods are used for bleaching the paste during the paper manufacturing process. The method that was previously used and which use has been drastically reduced since 1990 is a method that uses elemental chlorine. This method of bleaching is currently prohibited by the European Union. Another method based on this element is one that uses chlorine dioxide, which is applied to 84% of the paste in the paper that is currently being produced in the world. This component is much less toxic that elemental chlorine but it is not completely safe and its level of toxicity is subject to controversy.
The third method for bleaching the paper paste is one used for producing recycled products. In this case the paste is either not bleached or sodium hydrosulphite is used, which is a completely chlorine-free chemical.
This method, although not widely used since it is only used in 5% of the paper that is produced, provides some advantages. The first advantage is that the paper does not absorb chlorine and therefore is completely bio-compostable. The second advantage is that less water is used for bleaching and a large percentage of it can be reused. The third advantage is that the residual water is much easier to treat when this bleaching method is used.
Leaflets made using recycled paper must naturally degrade without harming the environment. This is why we also need to use water-based and non-toxic inks for printing. Another requirement is that the paper must be bleached using chlorine-free products.
Protecting the environment
Trees are a source of raw materials; the so-called virgin paper paste, for paper producing industries. At least 4000 million trees are felled on the planet each year and the species that are most often subjected to this process are the eucalyptus and the pine.
A suitable collection and separation of paper and cardboard allows for proper recycling these as well as other recyclable materials such as plastic, glass, metal and bio-waste collected in bio-compostable bags; the composting process may be industrial or domestic. The separating of materials in blue containers prevents the paper and cardboard from becoming stained or contaminated, which would make them harder to recycle.
Recycling process
Recycled paper and cardboard may be reused almost entirely considering that 1000 kilograms will generate 900 kilograms of products made with recycled paper. After collecting and separating, the recycled paper paste is cleansed of possible foreign elements and it is separated from the ink. Then, it is subjected to a drying and pressing process to make the paper. You must know that the complete process may be carried out several times but nearly 15% is lost each cycle due to cellulose fibres that are too short.
Benefits of recycled paper
The use of recycled paper plays a major role in preserving the natural resource constituted by cellulose fibres, extending its service life for several cycles. Also, the following positive effects are generated by conducting a good recycling through a proper separation of the collected materials.
1. The use of cardboard and paper waste closes a cycle where new products are produced. You may be surprised to know that 69% of the supplies required by the paper and cardboard industries could be satisfied if all the paper and cardboard waste that is generated was recycled. These materials replace virgin paper paste, thus preventing felling and deforestation.
For every 1000 kilograms of recycled paper, 12 to 14 trees are saved, which equates to 4 cubic metres of wood. We calculate that one tree is saved for each person that recycles or reuses the paper they use in a year.
2. The amount of biodegradable materials that are deposited in waste dumps is notably reduced, thus limiting the emissions of Greenhouse Gases or GHG. A ton of recycled paper saves 2.3 tons of CO2, which would otherwise be emitted to the atmosphere. CO2 is a greenhouse gas and one of the main contributors to climate change.
3. The amount of space required for this purpose is also reduced, thus limiting the degradation of the land. A ton of recycled cardboard and paper reduces the waste reaching the dumps by 3.5 cubic metres.
4. The processes that use recycled paper instead of virgin paper consume 80% less water, which, as you may suppose, results in a substantial savings. One ton of recycled paper saves 26 cubic metres of water. On the other hand, the use of chemical products required in these industrial processes is also reduced.
5. A 70% energy savings is generated when recycled paper and cardboard are used. Recycling 1000 kilograms of paper and cardboard saves 4,000 kilowatts of power per hour. This is due to the cost of the industrial treatment of virgin wood, which is much higher.
6. The atmospheric pollution resulting from gas emissions has been reduced by 74% and water pollution is reduced by 35%. This is the best example of how recycling helps the environment.
7. The development of paper and cardboard waste collection and treatment sectors has a positive impact on the economies by creating new jobs.
8. Conifer or eucalyptus trees that are planted to supply the paper production industry replace the forests comprised of other species of trees, which harms biodiversity.
9. The separate collection of waste at home and at the workplace generate awareness in people regarding preserving the environment and in using renewable resources.
Deforestation
Recycling paper and cardboard prevents deforestation in areas where trees used by the paper production industry grow. For several reasons, deforestation is occurring more frequently in many areas of the planet. One of these reasons is the clearing of forests to produce paper.
Deforestation contributes to accelerating climate change since it decreases the absorption of CO2 by part of the trees. As you well know, another negative effect of deforestation is that it destroys the habitat of the fauna and flora, thus affecting and diminishing the biodiversity of the region.
On the other hand, deforestation leads to a loss of topsoil, since the leaves that fall from the trees degrade by the effect of micro-organisms, which fertilises the ground. Also, the loss of trees alters the rain cycle, decreasing the amount of precipitation. A loss of fertility of the soil and less rain leads to a desertification process, a consequence of which fertile lands become barren and hard to recover.
With this explanation we understand how the use of leaflets made with recycled paper has a positive impact on our planet. You must know that nearly 20% of the waste generated by cities is cardboard and similar type wrapping materials as well as paper used for printing documents, magazines and newspapers. Of this waste, 70% is recoverable.
Different decrees, laws and provisions in Spain as well as the European Union are aimed at setting goals for reducing waste that is recyclable and which unfortunately end up in waste dumps.
At Prestige Properties we are committed to protecting the environment and have implemented the newest and safest processes to preserve it.
Do you have any questions or need more info? Send us a message and we will get back as quickly as possible!
A Prestige Buyer’s Journey: Meet Jeroen
Jeroen is Dutch and lives in Amsterdam where he owns his own Media Agency. In 2018, with the help of Prestige’s agent Inge, he purchased a lovely terraced house in Roca Llisa, near the golf course. Find out more about Jeroen’s personal journey in the below interview:
Tell us a little bit about your first experiences in Ibiza…
1988 was the year that I came to the island for the first time. I remember that Sa Trinxa was booming at the time: they were the first to translate house music to the club scene. Parties would just start because a bunch of people came together and there was music, the vibe was truly miraculous. Of course, more people realized.
What made you want to buy a property in Ibiza?
First of all because I was looking for a location abroad with a steady, warm climate which wasn’t too far by plane. More importantly the beauty of the island mesmerized me. I love the fact that you can find places where there is much to do, but also can find peace and solitude. And everything within a relatively small island.
What kind of property were you looking for and why?
To be honest, I wasn’t looking for a place where lots of renovation would be involved. I wanted something easy, accessible and of course something which made me feel at home right away. Ah, and of course something with a view.
What points were you willing to compromise on and where did you draw the line?
Sea view was something I’d love, but wasn’t a hard requirement. However, I really did want a swimming pool (private or shared) so you can cool off during the hot summers. I also wasn’t too keen on having property in Ibiza town.
Tell us a bit about your general experience of searching for a home in Ibiza?
You really need to clear time in your agenda as properties move fast and you have to be flexible to visit the island in order to view the house. It’s also difficult not to make too many compromises and find the home you really want, so patience is key.
What were the biggest challenges you faced during the search process, and was Prestige able to help you overcome some of these?
It’s important to make your wishes as clear as possible, however it’s also nice when they come with an ‘out-of-the-box’ property which you wouldn’t have thought of right away. As it was my first experience with buying abroad, I thought it was rather challenging to keep an eye on the different rules and laws. For me it was super important that for this reason I was doing business with people who I could trust, as I wasn’t familiar with many of the local laws.
Once you found your ideal property, how smooth (or turbulent) was the process until finally signing at notary and making it your own.
To be fair: everything went pretty easy. Of course, it’s completely different compared to buying something here in the Netherlands, in terms of viewings and checks of the property. I remember myself thinking when I signed a few weeks later at the notary: "Okay so that’s it, I own a house now".
What would your main advice to other home buyers, about to embark on a similar journey, be?
If it is something you really want to do, do it. But don’t forget that you will probably have a lot of struggles too. But that comes pretty much with every house. You need to find your way around, get to understand how things works, and the only way of doing so is by just diving into it.
Overall, what difference do you think working with Prestige made in your journey of finding and buying your dream property in Ibiza?
Their kind and personal approach was very helpful. Finding a property takes time, so you need to have a good relationship with your real estate agent.
Do you have any questions or need more info? Send us a message and we will get back as quickly as possible!
Everything you need to know about getting a mortgage in Ibiza
How easy is it to get a Spanish mortgage to buy a property in Ibiza?
Ibiza’s real estate differs slightly compared to the rest of the Spanish property market. Partly due to the island’s level of exclusivity, but also additional factors may apply, such as the particularities of inscription within the property registry or legalities tied up within the property – which is key information when asking a bank for finance. Sometimes such legalities may make it more difficult to gain a mortgage compared to other parts of Spain. However, with the help of a good adviser or an experienced broker, such matters can be solved, and it is not an impediment to getting finance.
Spanish banks are open to lending to non-resident clients, but they would need to make proof of solvency together with the compliance aspects.
Credit policies will of course vary slightly from one bank to another, and they will inevitably make changes to their credit policies over time.
It is often necessary to get help from an external professional broker, separate from the bank to help overcome these types of issues/obstacles and to better understand which mortgage application suits which bank at what time.
Nowadays it is indispensable not to limit your search for financing to Spanish banks, since some applications can only be financed through international banks for the reasons mentioned above. Access to this kind of funding is only possible through a broker.
Can I get a mortgage in Ibiza?
The short answer is: Yes, you can. Like anywhere else, you will have to fulfil certain criteria regarding income and fluidity, and the legalities of the property you wish to take the mortgage out over also play an important part. However, there are generally few obstacles to asking for a mortgage in Ibiza. Below are some more details in different scenarios:
Can a non-resident get a mortgage in Ibiza?
It is more than possible for a non-resident to get a mortgage in Ibiza. However, generally speaking, the mortgage process is a lot more complex than it used to be since the new Spanish mortgage laws were put in place in June 2019.
If I’m self-employed can I get a mortgage in Ibiza?
Spanish banks will always consider self-employed clients. However, proof of income (solvency) is fundamental to the risk assessment and approval. A non-resident client would need to be prepared to send proof of their financial history and employment information. These can be submitted through company balance sheets and an explanatory letter from their tax advisor or chartered accountant for the bank to understand an individual’s income situation and yearly net income over the last 3 years.
Is it possible to get a non-status mortgage in Ibiza?
No, non-status mortgages do not exist in Spain. Spanish banks must prove the income of every mortgage applicant to assure the repayment of the mortgage is guaranteed. Due to the new Spanish mortgage law, everyone must adhere to these strict calculation rules. The guarantee (in this case the property) is additionally necessary, but not the only decisive factor. As you can´t get a non-status mortgage in Spain, an inquiry with international banks would be advisable.
Is it possible to get an Equity Release with Spanish banks?
No, in Spain, equity release is not accepted for taking liquidity from the property. This is usually possible when applying at an international bank and a heavily used funding opportunity by corporate customers who want to use this liquidity for other purposes. However, a mortgage over an existing property, free of charge (not for purchase reasons) is possible to get from Spanish banks for some specific purposes such as renovation or purchase of further land or another property, etc.
Will my age affect my getting a mortgage in Ibiza?
Spanish banks generally lend up to 25 (exceptionally 30) years with final payments finishing by age 70. For older clients (over 60 years) options and solutions can be discussed with your bank or mortgage broker.
Will staff at banks speak my language when applying for a mortgage in Ibiza?
Generally, the staff at banks in Ibiza do speak various languages, however, the level of fluency might vary and this might be one of the reasons you feel more comfortable dealing with a mortgage broker who speaks your language fluently and who can represent you and negotiate on your behalf.
Can foreigners get a mortgage in Ibiza?
Yes, they can get a mortgage from either a Spanish bank or from an international bank.
How much deposit do I need for a mortgage in Ibiza?
Most Spanish banks offer 60% LTV (Loan to Value) to non-resident buyers, meaning the client would need a 40% deposit + about 10% expenses. Some non-resident clients could also be offered up to 70% depending on the bank. (This would be one of the most important factors to take into consideration when applying for finance with a bank.) Private banking clients have access to mortgages from international banks up to 100% LTV while making investments. This specific financing can be very interesting from a tax point of view and can only be arranged through an official broker.
What is the maximum amount I can borrow to buy a property in Ibiza?
There is no maximum amount, it’s within the limits of the LTV and the income limitation.
How do I apply for a mortgage in Ibiza?
The easiest way is by contacting the lending bank(s) and/or mortgage broker for advice and help with the mortgage application (with up to 1-3 banks).
Which documents do I need to apply for a mortgage?
It depends on your purchase proposal (existing property, property under construction, etc.) and on your personal income situation.
Some basics would include a NIE (Número de Identificación Extranjero), passport, proof of income, credit report from the corresponding Credit Bureau, bank statements, proof of own funds, etc. Banks and brokers will provide you, from the first contact, with a full list of documents according to your situation.
Things I need to consider before applying for a mortgage in Ibiza:
How much can I borrow for a mortgage in Ibiza based on my income?
Spanish banks consider your yearly net income as the basis of their calculation; especially if you are self-employed.
Any credit and loan commitments should only account for 30-35% of your yearly net income. This percentage will also consider the percentage of any monthly credit commitments you have outstanding in your home country and will influence your credit facility in Spain.
How long does it take to get a Spanish mortgage to buy a property in Ibiza?
Since the application of the new mortgage law in Spain (June 2019), Spanish banks can be quite slow. Here, the work of a mortgage broker is to assist in making these processes faster, easier, and a lot smoother.
Principally, it depends on how extensive the work is for the bank to complete checks and calculate their client’s income. The more proactive clients are submitting and completing their documents the quicker the process becomes. Once all documents have been submitted to the bank and, if necessary, any further requested documentation has been received, the fastest scenario is approximately 5-6 weeks.
The process deadline can certainly be extended considerably if there are discrepancies with the valuation report or if the financing must be carried out by an international bank. It is advisable to ask the property seller for a reasonable period in order to get the mortgage arranged without pressure.
In which currency can I repay my mortgage in Ibiza?
Since the new mortgage law, some banks offer mortgages in the client’s national currency and euros or one or the other. Certain banks have strict policies about currency options depending on your nationality and the currency in which you receive your income. It is advisable to ask for advice depending on your personal circumstances.
What is the cost of getting a Spanish mortgage?
The costs of getting a Spanish mortgage include things like insurance, opening fees, property valuation report, and potentially a broker’s fee. Read on for more details on each of these subjects.
What insurance do I need when I start a mortgage in Ibiza?
The banks require at least home insurance to ensure the mortgage guarantee (the property). Most banks also require life insurance in order to offer the client a better interest rate. Please ask for comparisons of different bank offers.
What other optional insurances are there?
You can opt for life insurance as an alternative option. Some banks offer health insurance or even alarm systems for your holiday home in order to be able to offer you combined sales products, better interest rates, and conditions.
Are there any extra costs of applying for a mortgage?
It is always required to have a property valuation report of the property you wish to purchase, as it contains a legal report of the property. Usually, this must be paid by the client.
One bank, in particular, will actually offer to pay the valuation report on the condition the client signs the mortgage loan with them, however; it is advised that clients should always compare a few different mortgages on offer.
Most banks charge an opening fee of about 1% over the mortgage amount. Some partner banks offer mortgages free of an opening fee, but clients should compare the overall cost consisting of the total interest rate, total term, LTV offered, and benefits of the combined sales products.
A mortgage broker will also charge a commission. (Balearic Mortgage Services is one of the fairest providers with a 0,5% commission since most other providers charge the customer 1% after completing the mortgage).
How do I get a mortgage from my home country to buy a property in Ibiza?
You can apply in your home country for a mortgage, but there are a lot of advantages of mortgaging in Spain, where your property is located. It could mean tax advantages, more liquidity, and have little effect on your credit facilities in your home country.
In very special cases and depending on your nationality, we could possibly utilize a mortgage from a client’s home country and take the Spanish property as a guarantee. It is a matter of individual case study.
Can I get a UK mortgage for Spanish property?
Generally, this is not advisable and, in most cases, not possible. In exceptional circumstances, gaining a UK mortgage is an option, but in very rare cases. Usually, a client would need to use a guarantee over their UK assets.
Can I get a Spanish mortgage with bad credit?
It depends on the type of "bad credit" (incidence). In most cases, this would not be an obstacle. Each case is individual and would need to be assessed. Such issues need to be clarified in the early stages or during the initial contact with your bank or mortgage broker.
Why should I get a Spanish mortgage even if I can get one back home?
It could have tax advantages, mean more liquidity, possibly better interest rates or conditions, and at the same time it doesn’t affect your credit facilities in your home country.
What types of Spanish mortgages are there?
Fixed-rate, variable rate, mixed rate, individual or joint mortgage, construction mortgage, holiday home mortgage, primary residence mortgage, investment mortgage, commercial mortgage, and many more. Read on for more detail about some of them.
Can I get a fixed-rate mortgage?
Since the implementation of the new mortgage law, a fixed interest rate is no longer available to all non-resident clients. It does however depend on the nationality, place of residence, currency of the income etc. The bank or a mortgage advisor can advise clients on all these questions.
What is a "Euribor- tied" mortgage?
This means a type of mortgage in which the interest rate is not fixed. Instead, interest payments will be adjusted yearly at a level above a specific reference rate (such as EURIBOR + 1,25) over the whole life of the mortgage.
Can I get a joint mortgage in Ibiza?
Yes, absolutely, and there are a lot of different mortgages available such as fixed rate, variable rate, mixed rate, individual or joint mortgage, construction mortgage, holiday home mortgage, primary residence mortgage, investment mortgage, commercial mortgage, etc.
Where can I find a mortgage calculator for Ibiza?
To help simulate and calculate a mortgage you can find a mortgage calculator at the bottom of this homepage: https://balearic.mortgage
What are the Spanish mortgage rates for 2023?
The mortgage rates a bank offers to a specific client depend on the financial potential of the customer and solvency. The higher the potential of a client, the better the rate.
The best rate I have signed recently was with a very specific, non-resident client with a variable EUR + 1,1%; with other clients, I have signed EUR + 1,25% which is still a very good interest rate and in fixed interest rates, depending on the local term, there are still available in some special banks at 2,75% (Status of information: May 2023). In today’s interest rate market, this information can change very quickly.
The fixed-rate offer depends on the total term, the longer the term, the higher the interest rate. Only with the help of a mortgage broker can the banks offer their best interest rates, as we often have a special agreement with our partner banks.
Should I use a mortgage broker when applying for a mortgage in Ibiza?
There are many benefits to using a mortgage broker when applying for a mortgage in Ibiza, some of which are detailed below. Also, the whole process of finance is supervised by a professional who can help with other items such as the valuation, etc. However, it is by no means necessary. Those who have time and patience can apply for a mortgage by going straight to a local bank of their choosing.
Will I save money with a mortgage broker?
The commission of 0,5% is worth having a mortgage broker as you can save a lot of money by getting the best available mortgage on offer for you at the moment of your application.
A broker will take your specific situation and requirements into account and will choose the bank best suited for your application. A better interest rate may save thousands of euros over the total term of the mortgage.
Is using a mortgage broker faster?
Definitely! A mortgage broker will help you to get the mortgage approval as quickly as possible. From the first contact, a mortgage broker will list all the (initial) required documents and follow up with the bank regularly to monitor the process. This is incredibly important as Spanish banks are often overloaded with work and normally do not actively return to clients with updates and outcomes of the application. Clients are often used to banks being more interactive in their home country, but the experience can be very different in Spain.
What other benefits are there when using a mortgage broker in Ibiza?
A broker will help you understand all the documents that need to be submitted and will explain the different processes and legalities of the mortgage in your own language.
Mortgage brokers will also assist with the formal procedure with the bank, notary, lawyers, and real estate agents where necessary, e.g. for the property valuation report.
All conditions and terms will be negotiated on a client’s behalf with a professional mortgage broker. They will save you from any unwanted surprises along the way and help you over the entire mortgage process and even accompany you to the notary appointment.
A broker’s relationship with different banks guarantees very special terms and treatments that might not be possible if you approached the bank as someone "unknown" to them.
What effect does the new mortgage law have on the course of a mortgage?
The primary reason behind the new legislation based on the Mortgage Credit – Directive 2014/17/EU is increased consumer protection. This is to be achieved through a greater level of information for the future borrower by providing FEIN and FIAE. These standardized documents are designed to give the best possible overview of the terms and conditions.
The new law makes the bank pay all the mortgage-related costs except the property valuation report. It makes the early repayment cheaper and limits the selling of the attached products ("vinculaciones"). But the entry into force of the new law not only brought benefits for the customer this year.
The notary of Formentera Javier González Granado explained in the "Diario de Ibiza" recently:
The new legislation introduced "a system of telematic processing whose adaptation cost quite a few entities." In addition, it establishes a processing of the mortgage loan "more complex than before, although it gives more security to the consumer." Before, the law established as a voluntary the previous visit of the consumer to the notary before the signing of the mortgage: «Now it is mandatory. And also very strict deadlines are marked that cannot be skipped in any way. That, without a doubt, has meant a paralysis of the procedures until it has entered into force, from spring to early summer, times when they were absolutely stagnant".
Thank you to Bettina Lorenz, CEO & Founder of BMS (Balearic Mortgage Services), for taking the time to speak with us. For more information on how to successfully apply for a mortgage in Ibiza, visit Bettina’s website.
