You want to buy a villa in Mallorca?

Already a big plus point of the island in advance, look at the increase in value over the last 10, 20 or even 30 years, then there is only one way: Up. The island has 3.640 km² and that’s it. No matter if villa in 1st sea line or “only” with sea view. Everything that is built, renovated and refurbished takes place here on an island, bordered by the Mediterranean Sea. Accordingly, prices rise partly by 6-8% year, depending on the location of Mallorca you buy.

Villa Tour Mallorca: The most expensive neighborhoods

I was just back on the island for 4 days and wanted to take you today once, to the “most beautiful” corners of Mallorca, in terms of villas and residential real estate. We start our villa tour in the capital, Palma de Mallorca. Here you would also arrive by plane and from there, it goes to the most beautiful corners of Mallorca.

The most popular are, of course:

• Villa with pool
• Villa by the sea, or at least
• Villa with sea view

You want to buy in Mallorca and are looking for a consultant for purchase (and upgrading)?

Just give me a call or write to me:

• Contact

Why Mallorca? Sun and climate of the island

There is one central reason for Mallorca: beautiful, warm weather. In particular, wintering and renting in the summer, during the peak season, is a popular model, even for villa owners. A quick look at the statitical values:

Ø Low temperature / Ø High temperature ° C:

• Winter (January): 7 ° / 15 °
• Summer (August): 31 ° / 21 °

Mallorca: A-location for your villa

The Balearic island of Mallorca offers year-round feel-good temperatures. In summer you reach jin peaks 35 °, in winter 10 ° to 15 ° (in Janaur compared to Berlin -2 °). For those who want to escape from winter, for those who want sun, a dream place to live. Northeast you will also find the more pristine island of Menorca and in the southwest Ibiza.

Here is a little buyer tip Ibiza: Why Ibiza? Always 2° more and the unique volcanic island. In addition, value increases of 8-10% p.a. Read more here: Buy Villa Ibiza.

Let’s go!

Palma de Mallorca: island capital and airport

Palma de Mallorca is the island’s capital and from its “kind”, quite comparable with a small city. There is both the city center with many, really many shopping streets. There are small areas that are more artistic and also golfers always get their money’s worth in the climate.

Southwest exposure = midday and evening sun

The island “capital” of Mallorca is also located in the southwest of the island. Why? Here you have the most sun, in southern exposure. In the west of the island you also have the advantage of being able to enjoy the evening sun and the sunset over the sea.

So the big question is:

Where do you feel comfortable?

City Life – If you are looking for a central location, with lots of liveliness and quick access to the city and the airport, then places like Son Vida (suburb) or Costa d’en Blanes and Bendinat, just a few minutes away by car, are ideal for you!

Away from the city life, you will immediately get many tips for your villa in Mallorca.

Palma de Mallorca is:

• A small big city
• Very urban, from shopping to culture
• Very central, airport with many destinations
• Mediterranean climate

Before we start with the Villa Tour, we start with a good cafe.

Old town and Santa Catalina: cafe stop before sightseeing

Santa Catalina district – Not known for villas, but my favorite district in Palma de Mallorca, right after the city center / old town itself. From here we put with a good cafe directly over, to Son Vida, the villa district of Palma de Mallorca.

Son Vida: Palma suburb (city and luxury)

As already announced, Son Vida is the villa district of Palma de Mallorca. Son Vida is one of the best areas ever on the Balearic island. Here you will find among the highest number of villas Mallorca. The golf club is on the doorstep, as well as the old town of Palma de Mallorca and also the airport is only 20 minutes by car, across the city.

After Son Vida, there are two options:

1. Driving to the west – direction Port Andratx
2. Driving to the southwest – Cala Vinyes and Sol de Mallorca

We continue to Port Andratx, this is a place you must know in your search.

Port Andratx: Own class

On the way to Port Andratx you will also pass Cala Fornells and Camp de Mar:

1. Cala Fornells
2. Camp de Mar
3. Port Andratx (Arrival)

Cala Fornells: villa district on the beach

Towards Port Andratx, just before the golf club, is the small villa district of Cala Fornells. In fact, “small but nice” sums it up best. A small community, lots of land and Mediterranean Sea all around.

Camp de Mar: Golf club on the doorstep

Just a few kilometers away, Camp de Mar. Camp de Mar is also convenient for those who like to have the golf club on their doorstep. Of course, there are also properties at and on individual golf course sites, for true golf fans.

Port Andratx: harbor town and villas Area

Port Andratx is a must see! Here in Port Andratx a lot of things come together. A beautiful and large bay with mostly calm waves (tip for evenings: just enjoy the sound of the waves). You have a lot of life in the community at the port, everything from spa to shopping street. At the same time nature is in front of the house.

For boat owners also an interesting alternative to the large port of Palma de Mallorca.

The density of villas here in Port Andratx is particularly high. Accordingly, you can also find a nice villa for yourself here relatively quickly. In the smaller places that you have met before, the fluctuation is of course somewhat lower. The harbor town is extremely popular and also a dream at night, with wonderful lighting of the promenade and the two bay sides to the left and right. A villa with pool, beautiful view, some Decide to Port Andratx.

Port Andratx:

• Away from Palma de Mallorca
• Upscale community
• Sunset = Southwest (evening sun)

A small break, a delicious meal or even on day 2, it can continue, south-west of Palma de Mallorca, south of Port Andratx.

South-west: beach, golf and tranquility

Via Bendinat and Costa d’en Blanes (which you should see), you come to the south-western part of the island. Here you will find different, small villa neighborhoods. Some with cliffs, some with sandy beaches. It is good to see all areas, so you can make an overview and decide according to your wishes.

1. Bendinat
2. Costa d’en Blanes
3. Palma Nova
4. Santa Ponsa
5. Cala Vinyes
6. Sol de Mallorca
7. Costa de la Calma

Bendinat: Close to the city, sunny and XL beach

On the way to Santa Ponsa, Cala Vinyes and Sol de Mallorca you will almost automatically pass through the coastal village of Bendinat.

Bendinat:

• Coastal village
• Near the beach (walking distance)
• Close to Palma de Mallorca

Costa d’en Blanes: Behind the beaches

Directly after that comes Costa d’en Blanes, another small villa district. Not everyone wants to be directly near the beach, because especially in the seasonal period there are many, really many people here. Close to beautiful beaches, yet slightly elevated, lies Costa d’en Blanes.

Costa d’en Blanes:

• Away from the beach paths / areas
• Close to Palma de Mallorca

Palma Nova: Close to the city and yet secluded

The last stop before Santa Ponsa is Palma Nova. Again a somewhat larger place, compared to Bendinat. Also popular with some and definitely worth a look on a villa tour.

Palma Nova:

• Shopping facilities directly
• Near the beach (walking distance)
• Remote from Palma de Mallorca

Now we move on to smaller communities and communities that all have their own merits. Often it’s the little things: Cliffs, sand, the view, the village street, perhaps a memory of a “first vacation.” Purchase decisions are made for many reasons.

Santa Ponsa: Far away from the hustle and bustle

On a villa tour Santa Ponsa should not be missed. The area stretches along the southwest coast and on good days, you can see all the way to Ibiza from here. In the south of the municipality you will also find Port Adriano, a villa district, to which we come directly after Santa Ponsa.

Mallorca, not only beautiful from the outside, even inside the real estate you “live” Mallorca.

Port Adriano (El Toro): Extra tip in Santa Ponsa

Also interesting in Santa Ponsa is Port Adriano (El Toro). Therefore, once again mentioned separately and shown with map, in which location you need to look to find a nice villa and buy if necessary.

Cala Vinyes: More beach and Mediterranean Sea

Cala Vinyes is a beautiful stretch of beach and after a short jump over the tip of the island, you are already there. Although the party stronghold Magaluf is nearby, there are very nice, small villa communities in Cala Vinyes.

Sol de Mallorca: Sun of Mallorca

My penultimate tip for the southwest, below Palma de Mallorca, is Sol de Mallorca. Sol = sun, that explains for sure already a lot. It does not get much further south in Mallorca!

Costa de la Calma: Port Andratx transition / Southwest island

A little further north, already in the direction of Port Andratx, you will find Costa de la Calma. The name says it all, here you will find a gorgeous, rugged coast with cliffs (but also swimming opportunities). Costa de la Calma is the last stop on our tour in this part of Mallorca.

You could also continue the villa tour directly from Port Antratx via Costa de la Calma, towards the southwest. So you have seen all the important neighborhoods in one day.

Inland and north of the island

Of course, you can find villas not only from Palma towards the southwest island. There are also small villa neighborhoods inland and in the north that you can look at as an alternative.

1. Santa Eugenia
2. Pollenca

Santa Eugenia: Pearl of the center of the island

Very small, but exciting for those who want to go inland of Mallorca, with its own flora and fauna. Santa Eugenia is also perfectly located to make a final jump on the villa tour: Pollenca.

Pollenca: country house and finca

Finca or country house? You have the best chances in the inland of Mallorca.

This was our Villa Tour, with the main hotspots in Mallorca. As described, there are many, really many beautiful corners. But these neighborhoods are already a large part of the areas in Mallorca, which are interesting and exciting for the large part of our customers!

A little further, the north of Mallorca and its nature:

Tip! Real estate in Mallorca for golfers

Mallorca is also a paradise for golfers. Get to know the most beautiful golf courses in Mallorca here.

• Golf courses in Mallorca

You can also buy real estate directly on or even on individual golf courses. From very comfortable condominiums, to villas. All you need is a good real estate agent in Mallorca.

• Buy a villa in Mallorca

Buy villa on the Mediterranean Sea

Get to know more, Spanish hotspots of the Mediterranean here.

Ibiza: island tour and villa district

Villa in Ibiza – You want to buy a villa in Ibiza? Villa with pool, close to the beach and / or airport, quiet near the bay or close to the city with all shopping hotspots. Here you will get to know the right and important parts of the island. In addition, at the beginning I have a few common questions from my customers. Which location is worth buying according to my experience? Which parts of the island do I recommend to customers? So that you have a quick overview in Ibiza, divided into A, B and C location. Maybe you already know our Lukinski Real Estate Rating, in which we rate cities in Germany with over 50,000 inhabitants, in 3 categories: From good A-locations to more affordable C-locations. From Eivissa and gated community in Es Cubells, to Cala Vadella, to Sant Antoni.

• Buy a villa in Ibiza

Marbella: The “Miami of Europe” for many golfers

Villa in Marbella – Especially for golf lovers Marbella is one of the hotspots in Europe. Many call Marbella the “Miami of Europe”. Pleasant to warm climate all year round and almost exclusively sun, in all seasons. Marbella is considered one of the hotspots in the Mediterranean, along with the hotspots Mallorca and Ibiza. You want to buy a villa in Marbella? I will take you to one of the most southern regions of Europe, spoiled by sun and the good life at the Mediterranean Sea.

• Buy a villa in Marbella

Sell rental house (apartment building): How it works

Brief definition: A rental house or apartment building is a rented property (multi-family house, two-family house, also a single-family house) owned by one owner – i.e. not a homeowners’ association. That means prospective buyers are investing in what is usually a more substantial project. That’s why I’ve written this little extra guide for you on the subject of selling an apartment building.

Not everyone has experience in the sale of real estate and apartment buildings, some are also facing their very first real estate sale, often heirs who are overwhelmed with the management of such a property, which is too far away or for other reasons should be sold.

Before the first sale, there is of course a lot to know, already with the (important) valuation! Learn the basics here.

They do not sell to owner-occupiers. Investors and capital investors who invest in rental houses calculate and compare key figures. The better prepared the sale is, the more profit you can achieve.

For apartment buildings, 3 key factors apply:

• Location of your property: location and development
• Condition of the apartment house: repairs and renovation
• Tenants, leases and vacancies

Location of your property: location and development

Sellers have many questions, but one of the most important for many is “how much is my rental home worth”? Ultimately, the real estate market, like all other markets, is about supply and demand. Therefore, the valuation includes on the one hand, the property itself (object of sale) and on the other hand, the demand side (prospective buyers).

Location check: city, district, street, house number

Location (city, neighborhood, and street) – the most important aspect, whether it is an apartment building in the form of multi-family, single-family, or two-family, the location of your property has the greatest impact on the price of the land and therefore the overall valuation of your home.

Land prices

What does that mean? A simple example: An apartment building in a poor C-location (for example Duisburg in NRW) is less interesting for buyers than a good B-location property (Essen in NRW). Accordingly, property prices in C-locations are lower. In B-locations, the demand is much higher, as are the land prices. Learn more about real estate location here.

More on this in a moment, in the calculation example Munich vs. Duisburg.

Selling time

Apartment buildings in A-locations (such as Hamburg) are sold quickly, given a realistic valuation and a good network. Especially in Berlin, Düsseldorf, Frankfurt, Hamburg, Cologne, Munich, Stuttgart and other cities with universities, colleges and good general development. It is the same in B-locations, if the “price” is right. For apartment buildings in C-location, the sales process can take a little longer.

At realistic selling price:

• A-location like Hamburg – Sold quickly
• B-location like Essen – Sold relatively quickly
• C-location like Duisburg – Relatively long (sale above price)

Fast ideally means with valid buyer that you in 2-3 weeks at the notary.

Tip: Confirmation of financing from prospective buyers

A tip beforehand: Before you invest a lot of “time” in prospective buyers, have them show you a financing confirmation from their bank. Here, the financing amount of X, for object X, was already approved in advance by its bank.

District and development

After looking at the macro situation, the next step is to look at the meso situation, the specific district. Of course, not only the situation / development of the city (population development, demographics, economy,…) plays a role, but also the development of the district is taken into account in the valuation.

In the last step, it goes to the micro location, the specific street and house number of your property.

So, if you want to make an evaluation of your rental house, with expertise of a third person, you will have to disclose the address – so look for trustworthy partners with references.

Valuation is only possible with address (location) + inspection (condition)

Just think of the difference between an apartment building, on a busy main road and just 200m away, the apartment building, on the urban green space.

Same street, different quality and land prices

Here is a small, interesting comparison:

Selling price in Munich / Leipzig / Duisburg – comparison!

The effect of the location on the value of the apartment building is correspondingly large. As an example, let’s compare an apartment building with a living space of 400 square meters, with a similar year of construction and condition. 400 m² in C-locations like Duisburg (NRW), B-locations in Leipzig (Saxony) and A-location in Munich (Bavaria).

Munich:

• District: Lehel
• Offer price: 6,671,000 euros
• Difference Leipzig: + 4.8 million / + 259 %.
• Difference Duisburg: + 6 million / + 871 %.

Leipzig

• District: Lindenau
• Offer price: 1.860.000 Euro
• Difference Munich: – 4.8 million
• Difference Duisburg: -1.2 million

Duisburg

• District: Hochemmerich
• Offer price: 687.000 Euro
• Difference Munich: – 6 million
• Difference Leipzig: – 1.2 million

The difference between an apartment building in Munich (A-location) and Duisburg (C-location) is therefore a considerable + 871 %.

After the location follows a closer look at their apartment building.

Condition of the apartment house: repairs and renovation

The more work a property does, the less investors want to spend. The less work, the more investors are willing to pay – a simple and sensible rule of thumb.

Accordingly, the second major value factor is the condition of your apartment building. Has everything been maintained or is there perhaps even a backlog of renovations in the old apartment building? Depending on how extensive the repair measures are, this must be included in the offer price.

Old existing properties – Whether built in 1920, 1930 or 1960, old properties have their own individual defects and disadvantages compared to new buildings. Everything about the building fabric, masonry, heat and sound insulation, and which repairs and defects you as the owner must expect.

The older a property is, the larger the list of defects becomes. In this guide, which I actually wrote for buyers, you will find the typical set of properties listed by decade.

• Year of manufacture and defects

Evaluate rental house: get to know methods

Market value, valuation and purchase price of your property – If you want to sell your rental house, then it comes down to one thing: An informed, market-oriented, realistic purchase price.

To give you a first impression of the complexity of location, market value, comparable properties, building fabric & Co. and to help you avoid mistakes when selling, we have written this guide on the subject of valuing multi-family houses for you. Value factors, location, equipment, market value, realistic price: This is how you can value your property.

• Rate apartment house

A 1A comparison from Leipzig, effort in redevelopment (for buyer side) or maintained existing property, the difference is immense.

Tenants, leases and vacancies

Factor 1) location, factor 2) substance, the third major weight in the valuation are the tenants and the leases when it comes to the sale of apartment buildings. The tenant list and tenant history plays the central role. Which tenants do you have in the house? What conditions have been agreed and how do the tenants meet their payment obligations?

Not every house is fully rented, some also have vacancies. The location of the property also has an effect here; in a C-location, the vacancy rate is naturally higher than in a good B-location or in an absolute prime location, the A-location, where living space is always in short supply.

With regard to tenants, but also with regard to the condition of the property, sometimes documents and records are needed for the specific valuation. Very experienced real estate agents, investors and developers, is enough to visit the house.

You’ll learn more about this in a moment, in the 18 Steps to Selling.

Lastly, an important question for those selling for the first time:

Sell with or without a real estate agent?

For those selling for the first time, a good and experienced real estate agent is essential.

In fact, the truth is that a broker takes a lot, really a lot of work off your hands.

In your rental house not about one, simple condominium, which can be put on a real estate portal to find buyers who buy for personal use, a correspondingly high number of buyers.

Rental houses are more likely to be brokered within personal networks, experienced real estate agents, with good reputation and good buyer network from investors.

In fact, a large part of real estate is brokered with real estate agents, especially when it comes to large properties, apartment buildings or even new buildings with many residential units to be sold.

If you make mistakes when selling your property, you will pay an expensive price. Professionally presented properties sell best. That’s why real estate agents achieve the highest sales prices. On average, 72% of all properties are sold through brokers (source: German Federal Statistical Office). Here is a look at the major cities:

1. Berlin with broker: 78.6%
2. Düsseldorf with broker: 76.0
3. Hamburg with broker: 65.1%
4. Cologne with broker: 63.0
5. Stuttgart with broker: 56.8%
6. Munich with broker: 55.2%
7. Frankfurt with broker: 53.3%

However, it is important to know the steps in the sale, so you can find good and experienced real estate agents for your sale. With this knowledge, you can also increasingly build your own network, for example, if you intend to participate in the real estate market more often in the future.

Step by step: checklist sale

Now that you’ve learned a lot about the value or appraisal of rental houses (and apartment buildings), it’s time to move on to the actual sale of a house. Regardless of whether it is a single-family house, a two-family house or a multi-family house, all types of rental houses are ultimately sold along the same path, which leads through 18 steps – unless you happen to know a private buyer and can thus skip individual steps such as the exposé, communication with interested parties and the viewing.

So they sell in the apartment building in 18 steps:

Preparation: prepare and evaluate rental house

Prepare property and sale

• Financial planning and timing of sale
• Hire real estate agent
• Records and documents
• Increase real estate value
• Determine offer price
• Create exposé

Sales phase: prospective buyers and negotiation

Market property and find buyers

• Market real estate
• Contact with prospective buyers
• Filter and select prospective buyers
• Credit check
• Viewing dates
• Sales talk & purchase price negotiation

Sales processing: rental house handed over

Purchase contract until handover

• Draw up purchase contract with notary
• Notary appointment
• Land register entry and payment processing
• Handover of the property
• Notary fees & broker commission
• Pay taxes

Good luck with the sale!

You have questions, want a valuation from us, with purchase option? Very much, here you will find my contact details.