Blog English https://borjabaezrealestate.com ru Sat, 28 Feb 2026 14:14:07 +0300 New Real Estate Regulation in Andalusia: A New Framework for Training, Investing and Professional Development https://borjabaezrealestate.com/tpost/zv8zeutvj1-new-real-estate-regulation-in-andalusia https://borjabaezrealestate.com/tpost/zv8zeutvj1-new-real-estate-regulation-in-andalusia?amp=true Mon, 23 Feb 2026 13:51:00 +0300

New Real Estate Regulation in Andalusia: A New Framework for Training, Investing and Professional Development

New Real Estate Regulation in Andalusia: A New Framework for Training, Investing and Professional Development

The real estate sector in Andalusia has entered a new phase. For years, the absence of clear regulatory standards allowed unrestricted access to real estate brokerage activities, generating legal uncertainty, weakening consumer confidence and fostering unfair competition that ultimately harmed both clients and well-trained professionals.
That landscape has now changed.
The new Andalusian real estate regulation marks a turning point for those who understand real estate not as a casual commercial activity, but as a professional, strategic field with genuine medium- and long-term prospects.

Why This Regulation Changes the Rules of the Game

The new regional framework has a clear objective: to organise the exercise of real estate brokerage and raise professional standards across the sector.
For the first time, clear requirements have been established to operate legally, including accredited training, mandatory registration in an official registry and the obligation to hold professional liability insurance. These measures do not create artificial barriers to entry; rather, they introduce a necessary filter that distinguishes improvised practice from serious professional activity.
For clients, this means greater legal certainty and protection.
For trained professionals and informed investors, it represents a strategic opportunity.

A More Demanding Market… and a More Promising One

Whenever a sector becomes regulated, the average professional standard rises. Informal and unqualified practices gradually lose ground, while knowledge, specialization and genuine problem-solving capacity gain value.
In this new environment, those with solid training and strategic vision start with a clear advantage. This is particularly true in areas such as real estate investment and property auctions, where the potential for profitability can be significant — but so can the risks if legal, financial and operational aspects are not fully understood.
Investing without proper training today means assuming unnecessary risks.
Acquiring specialised knowledge is increasingly a form of investment in itself.

Specialised Training as a Growth Lever

The professionalisation of the real estate sector is not limited to regulatory compliance. It requires understanding market dynamics, anticipating change and identifying genuine opportunities.
Specialised training enables professionals and investors to:
  • Enter the sector with legal certainty and sound judgment.
  • Invest with a structured strategy and controlled risk exposure.
  • Differentiate themselves in an increasingly professionalised market.
  • Transform knowledge into a sustainable competitive advantage.
In an environment where regulatory and financial frameworks continue to evolve, preparation is no longer optional — it is foundational.

Informative Seminar – January 31

To analyse this new regulatory environment and explore its practical implications, Borja Báez Real Estate is organising an informative seminar on January 31. The session is designed both for individuals seeking to develop professionally within the real estate sector and for investors aiming to strengthen their strategic positioning.
The seminar will feature:
Mr. Borja Báez De Aguilar Mateos, CEO of Borja Báez Real Estate, and
Ms. Olga Morcillo López, Academic Director of Aula Inmobiliaria, graduate in Investments and Finance, licensed Real Estate Agent, with over 20 years of experience in the sector, specialising in training, investment strategies and property auctions.
The session will focus on providing clarity, professional criteria and practical insight into how to train, invest and position oneself effectively within the new regulatory framework.
The new regulation does not close doors. It opens a more structured, more demanding and ultimately more opportunity-driven market for those who choose professional training, intelligent investment and responsible practice within the real estate sector.
To reserve your place at the event, contact us via WhatsApp at +34 633 02 21 76 or send us an email at borjabaezrealestate@gmail.com.
]]> The Reality of the Real Estate Sector in 2026: Structural Shifts and the End of the Improvised Agent https://borjabaezrealestate.com/tpost/gn4gnm1821-the-reality-of-the-real-estate-sector-in https://borjabaezrealestate.com/tpost/gn4gnm1821-the-reality-of-the-real-estate-sector-in?amp=true Mon, 23 Feb 2026 14:03:00 +0300

The Reality of the Real Estate Sector in 2026: Structural Shifts and the End of the Improvised Agent

Perfecto. A continuación te presento la traducción profesional al inglés, manteniendo el tono analítico, estratégico y de autoridad que posiciona a Borja Báez Real Estate como voz experta. He adaptado ligeramente algunas expresiones para que suenen naturales en contexto internacional, evitando traducciones literales rígidas.

The Reality of the Real Estate Sector in 2026: Structural Shifts and the End of the Improvised Agent

The real estate sector is not facing a crisis, nor is it experiencing a traditional bubble. What we are witnessing is something more complex and far-reaching: a profound structural transformation.
In recent years, economic, regulatory and technological forces have reshaped how real estate assets are bought, sold and managed on a global scale. Understanding this context is no longer a competitive advantage; it is a fundamental requirement for making sound decisions — both from a client’s perspective and from within professional practice.

A Global Market with Lower Volume and Higher Standards

After more than a decade of expansion, international real estate markets have entered a phase of adjustment. Reports from institutions such as the World Bank, as well as major consulting firms like PwC and Deloitte, converge on a key observation: transaction volumes in many countries have declined by between 15% and 30% since 2022.
However, this reduction does not signal a loss of relevance for the sector. On the contrary, it reflects a market that has become more complex and more demanding. Decisions are analysed more carefully, transaction timelines are longer, and the role of financing structures, taxation and legal advisory has grown significantly.
In this environment, the real estate agent can no longer operate merely as a transactional intermediary. The role increasingly requires analytical capacity, strategic thinking and risk management expertise.

Europe and Spain: A Process of Market Maturation

More regulated European markets reveal a consistent pattern: structured and well-trained professionals tend to weather economic cycles more effectively. Professionalisation is not a trend; it is a structural necessity.
Spain is gradually advancing toward this model. Three key forces are accelerating the transition:
  • Increased regulatory oversight
  • A more informed and demanding client base
  • The growing internationalisation of the market
According to data from Spain’s National Statistics Institute (INE), more than 14% of property transactions nationwide already involve foreign buyers. In areas such as the Costa del Sol, this figure significantly exceeds 30%.
This buyer profile does not tolerate ambiguity. It demands legal certainty, transparent procedures and a professional counterpart capable of providing informed guidance.

The Costa del Sol: A Market of Real Opportunity

The Costa del Sol remains one of Europe’s most dynamic real estate markets. Its international appeal, the diversity of buyer profiles and the complexity of many transactions make it a particularly demanding environment.
In such a market, product knowledge alone is insufficient. Professionals must understand broader economic conditions, anticipate regulatory and financial risks, and deliver tangible value at every stage of the process.
One of the most common misconceptions is assuming that opportunity exists for every professional profile. The reality is more selective. There is opportunity — but primarily for those who operate with method, knowledge and responsibility.

A Sharpened Market, Not a Closed One

The real estate sector has not contracted; it has refined itself.
Today, it offers solid opportunities to those who understand the evolving landscape and adapt accordingly. For others, the market becomes progressively more complex and less predictable.
Professionalism, analysis and strategic positioning are no longer optional. They define sustainability in 2026 and beyond.

Based on Public Sources

The information and analysis presented in this article are based on publicly available data and research from official institutions and leading consultancy firms, including:
]]> Borja Báez Real Estate and Hola Real Estate: Strategic Alliances That Make the Difference in Today’s Real Estate Sector https://borjabaezrealestate.com/tpost/ao1scv0l01-borja-bez-real-estate-and-hola-real-esta https://borjabaezrealestate.com/tpost/ao1scv0l01-borja-bez-real-estate-and-hola-real-esta?amp=true Mon, 23 Feb 2026 14:05:00 +0300

Borja Báez Real Estate and Hola Real Estate: Strategic Alliances That Make the Difference in Today’s Real Estate Sector

Perfecto. A continuación te presento la traducción profesional al inglés, manteniendo el tono estratégico, institucional y analítico que proyecta autoridad y visión empresarial. He adaptado ciertas expresiones para que suenen naturales en el contexto internacional del sector inmobiliario.

Borja Báez Real Estate and Hola Real Estate: Strategic Alliances That Make the Difference in Today’s Real Estate Sector

For many years, the real estate industry promoted an idealised image of the independent agent operating in isolation. However, market evolution has demonstrated that the most robust professional models are built upon structured collaboration.
The alliance between Borja Báez Real Estate and Hola Real Estate reflects this reality.

The Limits of the Individual Model

Internal studies within European real estate networks indicate that agents operating within well-defined collaborative structures close a higher number of transactions, reduce average selling times and minimise strategic and legal errors.
The key difference does not lie in volume alone, but in access to established processes, continuous training, legal support and tested operational systems. In an increasingly demanding market, improvisation becomes an unnecessary risk.
As transaction complexity grows — driven by regulatory changes, financing structures and international buyer participation — isolated practice limits scalability and increases exposure to avoidable mistakes.

What a Consolidated Professional Network Provides

Hola Real Estate is a national real estate network built around the professionalisation of the agent. Its structure provides methodology, ongoing education and a culture of continuous improvement designed to elevate service standards across the board.
Operating within such an environment allows professionals to focus on what truly matters: market analysis, strategic positioning and client guidance. At the same time, operational friction and avoidable procedural errors are significantly reduced.
This is not merely about brand affiliation. It is about integrating into a system that multiplies capability while maintaining individual accountability and expertise.

The Direct Impact on Clients

From the client’s perspective, the difference is tangible.
Working within a solid professional framework translates into stronger legal certainty, clearer processes and decisions supported by collective experience and structured knowledge.
In a sector where a single misstep can have significant financial consequences, professional backing ceases to be an added value and becomes a fundamental requirement.
Today’s real estate market does not reward isolation. It rewards professionals who understand how to integrate into structures that amplify capacity, mitigate risk and sustain long-term credibility.
This alliance reinforces a way of understanding the profession based on method, responsibility and strategic vision.
]]> Will 2026 Be a Year of Adjustment or a Real Opportunity for the Spanish Real Estate Market? https://borjabaezrealestate.com/tpost/l4e5xjevg1-will-2026-be-a-year-of-adjustment-or-a-r https://borjabaezrealestate.com/tpost/l4e5xjevg1-will-2026-be-a-year-of-adjustment-or-a-r?amp=true Mon, 23 Feb 2026 14:08:00 +0300

Will 2026 Be a Year of Adjustment or a Real Opportunity for the Spanish Real Estate Market?

Perfecto. A continuación tienes la traducción profesional al inglés, manteniendo el tono analítico, estratégico y de autoridad que buscáis proyectar. He adaptado la redacción para que suene natural en un contexto internacional y no como una traducción literal.

Will 2026 Be a Year of Adjustment or a Real Opportunity for the Spanish Real Estate Market?

The Spanish real estate market enters 2026 with a shared perception: fewer transactions, but greater complexity in every decision.
After several years of strong activity, the sector appears to have entered a phase of adjustment — a shift that many mistakenly interpret as negative deceleration. However, the data suggests a more nuanced reality.
According to various sector forecasts, transaction volumes may remain stable or experience slight declines in certain areas. At the same time, prices remain under pressure due to a structural factor: limited supply, particularly in urban centres and regions with high international demand.

Rising Prices in a Lower-Turnover Environment

Market reports consistently indicate that price growth is not primarily driven by surging demand, but rather by difficulties in generating new supply. The scarcity of fully developable land, rising construction costs and lengthy administrative procedures continue to constrain the delivery of new housing.
This imbalance creates a paradoxical scenario: fewer transactions, yet resilient pricing.
For buyers and investors, this means that contextual analysis is now more important than timing alone. The question is no longer simply when to enter the market, but how to assess the structural forces shaping it.

The Role of the Agent in a More Selective Market

In a tighter market environment, professional value no longer lies in identifying obvious opportunities. Instead, it lies in accurately interpreting the broader landscape, anticipating risks and aligning expectations with market reality.
Local expertise, data interpretation and the ability to provide well-reasoned advice become decisive assets.
2026 is unlikely to be a year of market euphoria — but neither is it a year of paralysis. It is likely to be a year of informed decision-making.
For those who understand the context, the market continues to offer genuine opportunities. For those guided solely by headlines, the risk of misjudgment is greater than ever.

Based on Public Sources

The information and analysis presented in this article are based on publicly available data and sector research from:
]]> Rising Rents in Spain: How to Interpret Them and What They Mean for Investors and Tenants https://borjabaezrealestate.com/tpost/n0gat7yhe1-rising-rents-in-spain-how-to-interpret-t https://borjabaezrealestate.com/tpost/n0gat7yhe1-rising-rents-in-spain-how-to-interpret-t?amp=true Mon, 23 Feb 2026 14:15:00 +0300

Rising Rents in Spain: How to Interpret Them and What They Mean for Investors and Tenants

Perfecto. A continuación tienes la traducción profesional al inglés, cuidando fluidez, tono analítico y coherencia estratégica. He evitado una traducción literal rígida y he adaptado el texto para que suene natural en un contexto internacional, manteniendo el posicionamiento experto.

Rising Rents in Spain: How to Interpret Them and What They Mean for Investors and Tenants

The rental market in Spain remains under sustained pressure across much of the country. Data from 2024 and 2025 confirms a continued upward trend, with sharper increases in major urban centres, coastal areas and island regions. However, reducing this phenomenon to a simple matter of increased demand would be an incomplete assessment.
The pressure on rents largely reflects a gradual contraction in supply, the result of several accumulated factors: regulatory changes, rising maintenance costs, increased tax burdens and the withdrawal of small landlords from the traditional residential rental market.

A Structural Imbalance Beyond the Economic Cycle

Unlike previous periods, the current rise in rents cannot be explained solely by economic expansion. Even in contexts of moderate growth, rental prices remain elevated due to the persistent shortage of housing available for long-term residential use.
Difficulties in developing new housing, prolonged administrative procedures and regulatory uncertainty have slowed the incorporation of new properties into the rental market. At the same time, part of the existing supply has shifted toward alternative formats such as short-term or seasonal rentals, or direct sale, further reducing the stock available for permanent residence.
This imbalance between supply and demand has structural characteristics that extend beyond cyclical fluctuations.

Investing in Rental Property Today: Opportunity with Greater Complexity

From an investor’s perspective, rental property continues to offer attractive potential — but it no longer allows for generalised approaches.
Average yields remain relatively stable, yet dispersion between locations, property types and regulatory environments is widening. Profitability in one municipality can differ significantly from that in another, even within the same province.
In today’s environment, careful analysis is essential. Investors must evaluate regulatory stability, genuine demand profiles, management and maintenance costs, and their own investment time horizon.
Margins for error have narrowed. Decisions driven solely by headlines or short-term trends may lead to underperformance — or even forced exits from the market.

Living as a Tenant: Planning and Adaptation

For residents in rental accommodation, the current environment requires greater mid-term planning. Residential mobility has declined, contracts tend to extend in duration and alternatives often involve expanding the search radius toward peripheral areas or well-connected municipalities.
In this context, access to reliable information and professional advice becomes increasingly important. Understanding local market dynamics, contractual options and short- to mid-term outlooks allows tenants to make more stable and realistic decisions.

The Importance of Local Analysis

One of the most common mistakes is to treat Spain’s rental market as a single, homogeneous entity. In reality, multiple rental markets coexist within the country, each with distinct behaviours.
While some areas exhibit extreme tension, others remain relatively balanced or even present overlooked opportunities.
This localised perspective is crucial for both investors and tenants. Understanding what is happening within a specific environment makes the difference between a well-founded decision and ongoing uncertainty.
Rising rents are neither a purely cyclical nor a uniform phenomenon. They reflect a structural imbalance between supply and demand that demands analysis, planning and informed judgment.
Whether investing or residing, understanding the real dynamics of Spain’s rental market is more important than ever to ensure sustainable and well-grounded decisions.

Based on Public Sources

The information and analysis presented in this article are based on publicly available data and reports from:
]]> Tourist Apartments and Their Real Impact on Urban Housing Markets https://borjabaezrealestate.com/tpost/u4uae4gjy1-tourist-apartments-and-their-real-impact https://borjabaezrealestate.com/tpost/u4uae4gjy1-tourist-apartments-and-their-real-impact?amp=true Mon, 23 Feb 2026 14:19:00 +0300

Tourist Apartments and Their Real Impact on Urban Housing Markets

The debate surrounding tourist accommodation has intensified in recent years, particularly in large cities and coastal destinations. In 2025, the number of short-term rental properties declined by approximately 4% in Spain’s main tourist destinations, largely as a result of new municipal and regional regulations.
This adjustment raises a key question: is housing being released back into the residential market, or is the issue simply being displaced?

Fewer Licenses, Same Structural Imbalance

The reduction in tourist rental units has not, on its own, led to a significant decrease in prices nor to an immediate expansion of long-term residential supply.
In many cases, properties withdrawn from the short-term rental market have transitioned into seasonal rentals or have been sold outright, rather than increasing the stock of stable, long-term rental housing.
This suggests that the underlying issue is not exclusively the existence of tourist accommodation, but rather the insufficient creation of new housing supply.
Urban housing pressure is fundamentally linked to structural imbalances between supply and demand. While tourist rentals may amplify tension in certain neighbourhoods, limiting them without addressing broader housing production constraints is unlikely to produce substantial price corrections.

Implications for Property Owners and Investors

For property owners, the evolving regulatory environment demands greater legal awareness and strategic flexibility. Regulatory compliance is no longer a secondary consideration; it is central to operational viability.
For investors, selective opportunities remain, but regulatory risk now plays a far more significant role in decision-making. Markets where local authorities actively modify licensing frameworks require cautious evaluation and longer-term strategic planning.
Improvisation, in this context, becomes increasingly costly.
Tourist accommodation is not the sole cause of urban housing tension, but it is a relevant factor that forces a reassessment of investment and management models.
The future of this segment will depend less on short-term yield maximisation and more on informed decision-making, regulatory alignment and sustainable urban integration.
Understanding regulation as a structural component of strategy — rather than an external constraint — is essential for navigating this evolving landscape.

Based on Public Sources

The analysis and information presented in this article are based on publicly available reports and institutional data, including:
]]> Is the Real Estate Market Losing Housing Supply? A Structural Problem Shaping the Entire System https://borjabaezrealestate.com/tpost/8ktvi9uje1-is-the-real-estate-market-losing-housing https://borjabaezrealestate.com/tpost/8ktvi9uje1-is-the-real-estate-market-losing-housing?amp=true Mon, 23 Feb 2026 14:22:00 +0300

Is the Real Estate Market Losing Housing Supply? A Structural Problem Shaping the Entire System

Is the Real Estate Market Losing Housing Supply? A Structural Problem Shaping the Entire System

One of the most persistent features of the Spanish real estate market in recent years has been the structural shortage of housing supply. This is not a temporary phenomenon nor one tied to a specific economic cycle. It is a trend that has gradually consolidated and now directly influences prices, residential mobility and access to housing.
Despite strong demand, new housing production remains well below the market’s actual needs — particularly in urban centres, coastal regions and areas experiencing significant demographic and economic growth.

Insufficient Production in the Face of Sustained Demand

Official data and sector analyses converge on a crucial point: Spain is building fewer homes than required to absorb household formation, labour mobility and international demand. This gap widened significantly after the financial crisis, when the construction sector sharply reduced its productive capacity and has yet to fully recover.
Several structural factors contribute to this imbalance:
  • A shortage of fully developable land in consolidated locations
  • Rising construction costs
  • Lengthy administrative and licensing procedures
  • Regulatory uncertainty in urban planning and housing policies
The result is a market in which supply cannot respond quickly or flexibly to existing demand.

Direct Consequences for Prices and Mobility

The lack of available housing has immediate and cumulative effects. First, it places sustained upward pressure on both purchase prices and rents. Second, it reduces residential mobility, as many households postpone relocation decisions due to the difficulty of finding viable alternatives.
This effect is particularly visible in large metropolitan areas and high-demand tourist regions, where demand concentration meets limited capacity to generate new supply. In these environments, even modest changes in available stock can produce disproportionate market impacts.

Impact on the Rental Market

The supply shortage does not affect only the sales market. In the rental segment, limited availability translates into increased competition among tenants, rising prices and fewer stable long-term options.
Additionally, part of the traditional residential stock has shifted toward alternative uses — such as seasonal rentals or outright sale — further tightening supply in the long-term rental market.
This dynamic contributes to a rental environment that is increasingly complex and competitive, both for residents seeking stability and for investors evaluating returns.

A Structural Issue Beyond the Short Term

Expecting a rapid resolution to the supply shortage would be unrealistic. Housing development is inherently slow and influenced by technical, economic and administrative constraints. Even under scenarios of increased public or private investment, new supply does not materialise overnight.
Therefore, the housing shortage must be understood as a structural condition that will continue to shape the Spanish real estate market in the coming years, regardless of short-term fluctuations in interest rates or economic cycles.

Implications for Decision-Making

For buyers, investors and professionals, this context demands a more nuanced approach. Decisions can no longer rely solely on expectations of price corrections or historical comparisons. It is essential to analyse real housing availability, demographic evolution and the structural limitations of each local market.
The Spanish real estate market is not experiencing a temporary supply shortfall; it is operating under a structural imbalance that conditions its overall functioning. Until this gap is effectively addressed, price pressure and market tension will remain defining characteristics for buyers, tenants and investors alike.
Understanding this reality is fundamental to making informed and sustainable decisions over time.

Based on Public Sources

The analysis presented in this article is based on publicly available data and reports from:
]]> Notarial Arbitration: What It Is, Why It Is Distinctive and How It Enhances Legal Certainty in Real Estate Transactions https://borjabaezrealestate.com/tpost/u7vtbay8d1-notarial-arbitration-what-it-is-why-it-i https://borjabaezrealestate.com/tpost/u7vtbay8d1-notarial-arbitration-what-it-is-why-it-i?amp=true Sat, 28 Feb 2026 13:45:00 +0300 Buying or selling a property is one of the most significant decisions in a person’s life — not only from a financial standpoint, but also due to its legal, personal and emotional implications.

Notarial Arbitration: What It Is, Why It Is Distinctive and How It Enhances Legal Certainty in Real Estate Transactions

Notarial Arbitration: What It Is, Why It Is Distinctive and How It Enhances Legal Certainty in Real Estate Transactions

Buying or selling a property is one of the most significant decisions in a person’s life — not only from a financial standpoint, but also due to its legal, personal and emotional implications. Given the magnitude of such transactions, having mechanisms in place that provide security, efficiency and legal certainty becomes a decisive factor for both sellers and buyers.
One of the solutions gaining relevance in the Spanish market is Notarial Arbitration, an alternative dispute resolution mechanism that is now incorporated into the services offered by Borja Báez Real Estate. It directly impacts how potential conflicts arising from real estate transactions are addressed and resolved.

What Is Notarial Arbitration and How Does It Work?

Arbitration is a mechanism through which the parties involved in a contract — in this case, buyer and seller — agree to submit any potential dispute to an impartial arbitrator. The arbitrator’s decision, known as an arbitral award, has judicial effects and is enforceable as a final court judgment.
Notarial Arbitration, developed in collaboration with the SIGNUM Notarial Foundation, an institution linked to the Spanish Notarial Association, is designed to provide legal security from the very moment the transaction is formalised — typically at the stage of signing the deposit agreement (arras contract).
By incorporating Notarial Arbitration into the contract, the parties ensure that any dispute arising from the agreement can be resolved through a reliable and effective mechanism. The arbitrator is an active Notary Public and member of the Official Notarial Association, whose role within the Spanish legal system includes overseeing the legality of contractual relationships. This guarantees neutrality, legal rigor and institutional reliability.
The result is peace of mind: both parties know that the agreement they sign is supported by a structured and enforceable dispute resolution framework.

Clear Advantages Over Traditional Court Proceedings

One of the primary reasons why Notarial Arbitration is highly recommended in real estate transactions is its efficiency and speed in resolving disputes. Traditional court proceedings can extend over several years and involve significant legal costs. Arbitration, by contrast, aims to provide a resolution within shorter timeframes and with a lower overall financial burden.
In addition, this mechanism offers several key advantages:
  • Confidentiality, as arbitration proceedings are private and do not become part of public judicial records.
  • Preventive legal certainty, since both parties agree from the outset on how potential disputes will be handled.
  • Specialised adjudication, as the arbitrator — a practising Notary — possesses expertise in contractual and property law, ensuring decisions are aligned with the technical nature of real estate transactions.
Notarial Arbitration is not limited to dispute resolution. It also provides legally compliant contract templates, legal advisory services and training for affiliated professionals, contributing to the broader professionalisation of the sector.

Why It Is Recommended for Your Transactions

Guaranteeing contracts through Notarial Arbitration is not merely a reactive tool to resolve disputes. It is a preventive measure that strengthens confidence throughout the entire sale or lease process.
A contract subject to Notarial Arbitration becomes a competitive differentiator for real estate professionals, as it offers clients the assurance that, in the event of disagreement, they will have access to a fast, reliable and cost-effective resolution mechanism compared to traditional litigation.
At Borja Báez Real Estate, this means we do more than facilitate transactions. We integrate modern and effective legal tools that comprehensively protect our clients’ interests.

Editorial Disclaimer – Based on Public Sources

The information and analysis presented in this article are based on publicly available sources, including:
Notarial Arbitration – Platform and Services
https://www.arbitrajenotarial.com/
Notarial Arbitration – LinkedIn Profile
https://es.linkedin.com/company/arbitraje-notarial
Real Estate Arbitration – Advantages and Procedure
https://www.notaire-direct.com/Services/service/_/real-estate-arbitrage/ln/en/id/146.html
Arbitration (General Legal Concept)
https://es.wikipedia.org/wiki/Arbitraje_%28derecho%29
]]> Is There Really a “Best Season” to Sell a Property in Spain? https://borjabaezrealestate.com/tpost/fakhhftt51-is-there-really-a-best-season-to-sell-a https://borjabaezrealestate.com/tpost/fakhhftt51-is-there-really-a-best-season-to-sell-a?amp=true Sat, 28 Feb 2026 13:49:00 +0300 The idea that “spring sells better” has historical grounding, but in 2026 it requires nuance. Today, the Spanish real estate market combines two forces that significantly alter traditional seasonality: active demand and limited supply.

Is There Really a “Best Season” to Sell a Property in Spain?

Is There Really a “Best Season” to Sell a Property in Spain?

The idea that “spring sells better” has historical grounding, but in 2026 it requires nuance. Today, the Spanish real estate market combines two forces that significantly alter traditional seasonality: active demand and limited supply.
To put things into perspective, according to Spain’s National Statistics Institute (INE), 714,237 property transactions were registered in 2025, representing an 11.5% increase compared to 2024 and the highest annual volume since 2007. This is not a minor detail. When market activity reaches these levels, timing becomes less decisive than strategy.

What the Data Says About Seasonality

Monthly transaction series from the INE typically show increased activity during spring and summer months. This pattern is often linked to family decisions, relocations before the school year begins and greater overall mobility.
The INE provides detailed monthly data by province, allowing this trend to be verified empirically.
However, in a market characterised by structural pressure, seasonality tends to soften. Instead of isolated “windows of opportunity,” decisions are increasingly driven by real product availability. When supply is tight, buyers act when they find the right property — regardless of the calendar.

The Real Driver Today: Supply, Not Timing

One of the main reasons seasonality has less influence today is the persistent shortage of housing supply. BBVA Research has highlighted that the pace of new construction permits remains insufficient relative to accumulated demand, estimating a significant unmet need for housing between 2021 and 2025.
In practical terms, when stock is limited, the buyer who finds “the right property” moves forward whether it is March or November. Likewise, a seller who enters the market with accurate pricing and complete documentation can successfully close outside the traditional seasonal peak.

What Actually Changes Throughout the Year (and Can Be Measured)

Even in a dynamic market, some seasonal variations remain relevant.
Lead generation and property viewings often increase during spring due to longer daylight hours and heightened social activity, improving the overall viewing experience.
Competition also fluctuates. If more owners list their properties during peak months, market exposure may be higher, but so is the number of competing listings — meaning presentation and positioning must be particularly strong.
Decision timelines can also vary. During high-activity months, buyers may compare options more quickly due to increased supply. Conversely, in slower months, those attending viewings are often more motivated, reducing the number of purely exploratory visits.

Expert Interpretation: There Is No “Best Month,” Only a Strong Market Entry Strategy

From a professional standpoint, the key is not selecting the perfect month, but building a structured and strategic market entry based on measurable factors:
Accurate initial pricing to avoid price erosion through late reductions
Complete documentation from day one to reduce friction, renegotiations and failed transactions
A well-defined marketing and buyer-filtering strategy focused on quality rather than quantity
When these three pillars are properly aligned, seasonality becomes a complementary factor rather than a determining one.
In 2026, success in selling property depends less on the calendar and more on preparation, positioning and professional execution.

Editorial Disclaimer – Based on Public Sources

The analysis presented in this article is based on publicly available data and reports from:
INE – Property Transfer Statistics Press Release (December and Full Year 2025)
https://www.ine.es/dyngs/Prensa/ETDP1225.htm
INE – Monthly Property Transaction Data by Province
https://www.ine.es/jaxiT3/Tabla.htm?t=6150
BBVA Research – Real Estate Observatory (November 2025)
https://www.bbvaresearch.com/wp-content/uploads/2025/11/Observatorio_Inmobiliario__Nov25.pdf
El País – 2025 Home Sales Exceed 700,000 Transactions
https://elpais.com/economia/vivienda/2026-02-20/la-compraventa-de-viviendas-supero-las-700000-operaciones-en-2025-la-cifra-mas-alta-desde-2007.html
]]> Interest Rates in 2026: What They Really Change (and What They Don’t) in Property Transactions https://borjabaezrealestate.com/tpost/36imrdzgt1-interest-rates-in-2026-what-they-really https://borjabaezrealestate.com/tpost/36imrdzgt1-interest-rates-in-2026-what-they-really?amp=true Sat, 28 Feb 2026 13:54:00 +0300 Between 2022 and 2024, real estate discussions revolved around a single axis...

Interest Rates in 2026: What They Really Change (and What They Don’t) in Property Transactions

Interest Rates in 2026: What They Really Change (and What They Don’t) in Property Transactions

Between 2022 and 2024, real estate discussions revolved around a single axis: the cost of financing. In 2026, the focus has shifted — not because interest rates no longer matter, but because the market has already absorbed a “more normal” rate environment.
According to the European Central Bank’s Economic Bulletin, at the beginning of 2026 the Governing Council maintained official interest rates unchanged. Bulletin 8/2025 reflected levels of approximately 2.00% (deposit facility), 2.15% (main refinancing operations) and 2.40% (marginal lending facility).
This framework is essential for understanding the current landscape. We are no longer in an ultra-cheap credit environment, but neither are we at levels associated with financial stress or systemic disruption.

What Higher Rates Actually Change

Higher interest rates do alter certain dynamics within the market.
First, effective purchasing capacity adjusts. As mortgage rates rise, monthly payments increase, which in turn reduces the maximum loan amount available for the same monthly budget.
Second, buyer selection becomes more pronounced. Interest rates act as a natural filter: financially fragile demand tends to withdraw, while solvent and better-prepared buyers remain active.
Third, negotiation dynamics evolve. In markets where supply remains constrained, higher rates do not necessarily “force” sellers to reduce prices. Instead, they compel buyers to refine their search criteria and optimise their financial structure.
The key point is that interest rates alone do not move the market. Their impact is mediated by supply conditions, employment levels and broader economic stability.

The Overlooked Data Point: The Market Is Still Selling

A figure that is often overlooked is that Spain recorded 714,237 property transactions in 2025, maintaining a high level of activity despite tighter financing conditions.
This suggests two fundamental realities.
First, structural demand remains intact. Household formation, property replacement needs and investment activity continue to generate transactions beyond purely speculative behaviour.
Second, a meaningful portion of transactions shows reduced dependence on mortgage financing, particularly in areas with strong international demand.
In Málaga, for example, reported market data indicates elevated transaction activity and a notable share of cash purchases associated with foreign buyers and high-capacity profiles. In such markets, financing conditions influence behaviour but do not determine it entirely.

Expert Interpretation: Stable Rates Restore Predictability

When buyers perceive that the cost of money is no longer shifting significantly quarter after quarter, decision-making normalises. Comparison, negotiation and closing processes regain rhythm. This reduces market paralysis driven by uncertainty.
For this reason, 2026 should not be interpreted as a year of rate “shock,” but rather as a year of normalisation. The market becomes more selective — not necessarily cheaper.
The adjustment phase has already occurred. What follows is a more disciplined environment where financial prudence, structural supply constraints and professional guidance carry greater weight than short-term volatility.

Editorial Disclaimer – Based on Public Sources

The analysis presented in this article is based on publicly available data and institutional reports, including:
European Central Bank – Economic Bulletin 8/2025 (Official Rates)
https://www.ecb.europa.eu/pub/pdf/ecbu/eb202508.es.pdf
European Central Bank – Economic Bulletin 1/2026
https://www.ecb.europa.eu/pub/pdf/ecbu/eb202601.es.pdf
National Statistics Institute (INE) – Property Transfer Statistics 2025
https://www.ine.es/dyngs/Prensa/ETDP1225.htm
Cadena SER Málaga – Provincial Market Data 2025
https://cadenaser.com/andalucia/2026/02/20/malaga-dispara-su-mercado-inmobiliario-y-consolida-el-boom-de-obra-nueva-con-37000-viviendas-en-el-ultimo-ano-ser-malaga
]]> Foreign Buyers in Málaga and the Costa del Sol: What the Percentages Really Mean (and What They Require) https://borjabaezrealestate.com/tpost/aot314d5f1-foreign-buyers-in-mlaga-and-the-costa-de https://borjabaezrealestate.com/tpost/aot314d5f1-foreign-buyers-in-mlaga-and-the-costa-de?amp=true Sat, 28 Feb 2026 13:57:00 +0300 International demand in the Costa del Sol is not a marginal factor — it is a structural pillar of the market.

Foreign Buyers in Málaga and the Costa del Sol: What the Percentages Really Mean (and What They Require)

Foreign Buyers in Málaga and the Costa del Sol: What the Percentages Really Mean (and What They Require)

International demand in the Costa del Sol is not a marginal factor — it is a structural pillar of the market.
At national level, data reported by the Spanish Property Registrars and reflected in sector publications indicates that in 2025 foreign buyers accounted for approximately 13.8% of total property transactions, representing close to 97,300 purchases.
In provinces such as Málaga, this share can be significantly higher during certain periods. For example, in the second quarter of 2025, foreign buyers reportedly represented around 27.1% of total sales in Málaga. While exact figures may vary depending on the quarter and data source, the broader trend is clear: Málaga consistently ranks among the Spanish provinces with the highest levels of international demand.

What This Means in Practical Terms

When roughly one out of every four transactions is linked to international buyers, service standards inevitably change.
Decision timelines often accelerate, particularly when transactions are tied to travel windows or scheduled visits from abroad. Opportunities may need to be evaluated and secured within compressed timeframes.
Documentation standards also become more demanding. International clients tend to penalise opacity or uncertainty; they require transparency, traceability and clarity at every stage of the process.
Operational coordination grows more complex. Tax considerations, obtaining a foreigner identification number (NIE), opening bank accounts, arranging payments, certified translations and powers of attorney all require structured management.
In this context, professionalism is not a branding element — it is an operational necessity.

An Additional Key Factor: Record-Level Prices

The Spanish Property Registrars have reported that average property prices in 2025 reached historical highs within their series. The average stood at approximately €2,354 per square metre, reflecting annual growth of around 9.5%, with notable differences between new-build and resale segments.
In markets characterised by rising prices and strong international participation, the margin for error in valuation and negotiation narrows significantly. Overpricing can stall momentum; underpricing can lead to missed value capture.
The presence of foreign demand increases liquidity and market dynamism. However, it also elevates the responsibility of the intermediary.
It is no longer sufficient to simply present properties. Professionals must manage risk, coordinate timelines, align expectations and ensure regulatory compliance across jurisdictions.

Strategic Interpretation

International demand strengthens Málaga and the Costa del Sol as globally connected real estate markets. It enhances resilience and diversifies buyer profiles.
At the same time, it raises the bar for execution. Market knowledge must be complemented by legal awareness, financial structuring capability and cross-border coordination.
In high-demand environments, success depends less on visibility and more on precision.

Editorial Disclaimer – Based on Public Sources

The analysis presented in this article is based on publicly available data and reports from:
Idealista (English) – Foreign Buyers Near 100,000 Home Purchases in 2025
https://www.idealista.com/en/news/property-for-sale-in-spain/2026/02/11/883167-foreign-buyers-near-100-000-home-purchases-in-spain-in-2025
Idealista – Foreign Buyers Close to 100,000 Transactions and Average Price Data
https://www.idealista.com/news/inmobiliario/vivienda/2026/02/05/883167-los-extranjeros-se-acercaron-a-las-100-000-viviendas-compradas-en-espana-en-2025
Cadena SER Málaga – “Málaga Sells Nearly 30% of Homes to Foreign Buyers” (Q2 2025)
https://cadenaser.com/andalucia/2025/09/11/malaga-vende-casi-un-30-de-sus-casas-a-extranjeros-ser-malaga/
Spanish Property Registrars – Property Statistics Portal
https://www.registradores.org/actualidad/portal-estadistico-registral/estadisticas-de-propiedad
]]>