Every country has its own customs, different ways of understanding things, and unique expressions. Real estate is no exception, and today we would like to share some insights into real estate advertisements in Valencia, Spain. So, when you read an ad, what are you actually reading?

In Spain, there is no Multiple Listing Service (MLS) database. This means the same property might be listed by multiple realtors, or even by the owners themselves, so the information can vary—measurements, floor details, and even the pictures may differ. Sometimes, ads are not removed by realtors even after the property is sold, or ghost properties are listed to attract more potential buyers.

Number of rooms

When you see the number of rooms in an ad, it refers to the number of bedrooms. For example, if a listing mentions three rooms, it means there are three bedrooms plus a living space.

Which floor is it?

In Spain, the first floor is above the ground floor, and the ground floor or floor zero is called “Planta Baja.” To make things more complicated, sometimes there’s an extra floor between the ground floor and the first floor called “entresuelo” or mezzanine in English.

Size of the property

When talking about the size of a unit, for easier calculation, remember that 100 square feet is approximately 30.50 square meters. In the ads, you will most commonly see listed the constructed space, which includes all the common spaces, walls (both interior and exterior), and columns. Then there’s the usable space, which is usually about 90% of the constructed space and represents the actual living area. Sometimes, realtors include terraces and balconies in the usable space, so you might be surprised when you go to view the apartment, and it feels smaller than expected.

The address is not disclosed or can be inaccurate

Most of the time, you won’t get the exact address of the unit until shortly before the viewing. This is due to market specifics. Realtors try to avoid other professionals reaching out to the owner directly or potential buyers attempting to contact the owner themselves.

What comes with the unit you are buying

Typically, unless stated otherwise, the common understanding is that the property you’re purchasing comes unfurnished but with built-in appliances. To get a better idea of what stays and what goes, imagine your unit, turn it upside down, and shake it out—whatever stays stays, and whatever falls out, goes. If you want something specific to be left behind or removed, these details should be included in the Earnest Money Contract to avoid any surprises at closing.

Elevators

Not all buildings have elevators, so if this is important to you, please double-check the ad. You can even find five-story buildings without an elevator.

Terraces and outdoor spaces

Occasionally, you might come across ads featuring beautiful, bright, spacious terraces on the front page. Double-check if that terrace is private or a community terrace. Remember, community terraces are not for private use. Sometimes, realtors list balconies and inside patios as terraces, so it’s always advisable to visit the apartment or house in person to see for yourself.

I hope you find this information useful. If you are looking for a buyer’s agent and representative, reach out! We’d be happy to hear from you.