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Segmentation in the Spanish Property Market
Reports of the death of the Spanish real estate market are premature. The market is starting to recover slowly after two years of falling prices and the lack of loan patent from the banks. Since the banks are now extending their loan to all those who have a little money to put aside as a deposit, especially on their own represented stocks, they want to finance 100% where possible to remove the liability from the books.
The recovery is not everywhere though and not all property types are recovering and I certainly don’t expect to see price increases anytime soon. With that in mind, I’ll give you some examples where I don’t see falls currently going down and I’ll tell you what constitutes an early property. This segmentation of the market is a very important concept to understand because without it all properties are treated in the same way and this is not how to look at the Spanish property market, it is not a monolithic whole.
For a property to be considered “prime” it must have an intrinsic value that is easily measured. “Sub-prime” property does not have the same intrinsic value. Sub-prime is much more prone to sentiment and demand in the market. There is little or no demand for “sub-prime” property outside the big cities and their suburbs. A good example would be a series of properties built on an estate where everything is similar inland and far from the beach with few facilities around and where everyone has to use the car for all trips. (It is impossible to segment the properties on this domain, they all fall into the same sub-prime category). It is likely that transportation costs will gradually increase over the next few decades and these properties will become less and less desirable as a result. The opposite is also true of course which means that the first properties with short distance to travel to conurbations and with good facilities become more desirable. This will mean that their prices go up while the sub-prime group goes down increasing the price disparity between prime and sub-prime.
Spanish coastal properties will be another sector to suffer if they do not have quick access to the coast. The description of “coastal property” has been abused so that it includes properties even a couple of kilometers or more from said coast and therefore it is easier to make a segmentation in this area. My opinion is that if you cannot comfortably walk to the beach with all your things for a day at the sea in hand, then you do not have what can be called a coastal property. First line properties with uninterrupted sea views and also second and third with good sea views hold their value quite well because they obviously have a prime position and there is limited supply. Anything further back can no longer be considered prime and the segmentation is evident in the disparate prices.
What type of property holds its value? Big city centers are good bets as people are moving more and more to towns and cities to look for work. These areas retain their value as the demand curve exceeds the supply curve in almost all cases. A city center flat is a city center flat and nothing can create more space in these cities which means there are limited numbers available due to planning restrictions and new replacements for old ones. The center of a city is therefore a segment. Spanish cities no longer have land available for development in the center of the city center, so there is very little possibility of supply outstripping demand if people continue to move to the city, something that continues to be the trend for all of Spain .
Other properties that retain their values are those that have a little something special, spectacular views, fantastic and timeless design, built-in and discreet security features, shopping and entertainment facilities and more. When you put all these things together in one property, then you have the perfect real estate investment that is bound in the long term to maintain its value and you also have a great place to live. It’s the perfect segment.
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