Offer Review
Send us any property and we check it before you spend money or time on it. Availability, the real price today, and the things a listing is not written to tell you. We do it on our own shortlist and on anything you find yourself, and when we would not buy it, we say so and say why.
Send us any listing, from anywhere
You do not need to be our client and the property does not need to be in our catalogue. Send a link from Idealista, from another agency, or straight from a developer.We check availability and the current terms, find what the listing leaves out, contact the seller side, and tell you whether the purchase makes sense to us. If it does, we arrange the viewing, help with the negotiation and take you through to the keys.
You get the same answer either way, including when the answer is that we would not buy it.
Do I have to be your client already?No. Send the link and we check it. If you then want us to represent you on that purchase, we can, and it costs you nothing either way.
What if it is listed with another agency?That is normal here and it changes nothing. Agencies on this coast share listings, so we can work on it at the same price you would pay going direct.
Before you buy a plane ticket, we know whether it is worth flying
Most people start on Idealista. The difference is not only access to more listings. We know the towns, the urbanisations and the market, so we already know what to look at and what to ask. Whatever we do not know about a specific property, we verify before you travel for it.
- What is not in the listingAvailability, the current price, and the details that decide whether a viewing is worth arranging at all.
- What could be a problemRestrictions on short-term rental, approved construction nearby, or other circumstances you cannot see in photographs and a description.
- What is worth seeing in personIf we can already see the property does not match what you are looking for, we drop it. You travel for the ones that genuinely deserve your time.
- Whether it is one property or three advertsThe same unit is often advertised by several agencies at once, at different prices, sometimes with different photographs and a different floor area. Two adverts can read as two properties, and the cheapest of them is not automatically the current one. We work in the shared systems the agencies list into, so we can see when several adverts point at one flat, and tell you which price the seller side is actually working with.
- How long it has been sitting there, if you askAsk us about a specific property and we can usually find out how long it has been on the market and whether the asking price has been cut along the way. Neither of those is a verdict on its own. A property listed for a year can be overpriced, awkward in a way nobody wrote down, or simply badly presented, and a cut can mean the seller has turned realistic or that the first number was never real. It is useful to know before you open a negotiation, and it is worth asking us for rather than assuming it sits under every listing.
If something needs checking on the ground, we can drive to the property before you arrive. We call you from there on video, film a walkthrough, or focus on the specific things you asked about.The more we establish in advance, the less of your time in Spain goes on viewings that lead nowhere.
What comes back to you
A check is not a phone call you have to take notes on. What we found comes back to you in a form you can read twice and forward to whoever is buying with you.
- The pluses and the minuses, per propertyEvery property in the closer selection carries what we found in its favour, where we see the weak spots, and what is still open. Where you are choosing between two properties, or where you ask us for it, we go deeper in writing at that point. That is the moment a longer document changes a decision.
- A recommendation, in plain wordsView it, negotiate before you view it, wait, or do not buy it at all. You get the recommendation and the reasoning behind it, and we do not soften the reasoning to keep a deal alive.
- What the finding rests onWhere something comes from a document, from the association or from what the seller side told us, we say which. The lawyer then picks it up from there instead of starting the same question again.
- The open questions, named as openAnything we could not confirm is said to be unconfirmed rather than left out. A check that hides its own gaps is worth less than no check.
What we check on every property
A listing is written to sell. These are the things we verify before a property reaches your shortlist, and they are the reasons most properties never reach it.| What we check | Why it matters | How we check it |
|---|---|---|
| The offer itself | ||
| Availability | Portals are full of listings that are already reserved, sold, or simply have not been updated in months. On a new build the developer releases units in phases and sends updated availability to the agencies working on the project first. | We confirm with the agency or the developer that the property is genuinely still available before it goes on your list. |
| The real price today | The advertised price, what the seller expects, and the price it is actually worth negotiating at need not be the same number. Portals show asking prices. | We are in daily contact with agents and developers, so we know what is really trading. Where it is relevant we also find out what has already been turned down. |
| Which unit the price belongs to | On a new build you usually see a price "from" next to a visualisation of one of the nicest apartments in the project. That is not necessarily misleading, but the unit in the picture can cost substantially more, sometimes double. | We work from the actual unit list: which apartments are free, on which floor, facing which way, with what view and terrace, and what each one really costs. |
| The place | ||
| View and orientation | Two identical floor plans in the same building can differ by hundreds of thousands of euros. One faces north into the hillside, the other south to the sea. A west terrace can be unusable until seven in the evening in August. | We check the aspect and the surroundings and tell you which hours the terrace will actually work, in winter and in summer. |
| Noise | A road, a restaurant terrace, tourist traffic or construction work need not be obvious during one viewing at one time of day. | We know the area, we ask, and we look at what happens around the property outside the hour of the viewing. |
| Smell | In some micro-locations a treatment plant, agriculture or seasonal burning can be noticeable depending on the wind and the time of year. On a single visit you would never know. | This is exactly the kind of local knowledge a portal cannot give you. We know where it comes up and we check it for the specific property. |
| Walkability | "Ten minutes to the beach" can mean a pleasant walk down and a considerably less pleasant one back with shopping. | We look at the actual route, the climb, and what is genuinely on the way. |
| Off-season life | An urbanisation full of people in August can be nearly empty from November, with reduced services and the pool closed. | We know which parts of the coast and which developments work all year, because we are here out of season too. |
| The building and the rules | ||
| Community rules | The statutes decide more than people expect: what you may do with the property, and sometimes whether you may let it at all. | We read what applies to the specific property rather than relying on what anyone says about it. |
| Permission to let short term | This is the one risk we treat as real. It is never automatic: it depends on the property, the municipality, the association statutes and current tourist-accommodation rules. Two nearly identical properties in the same location can differ completely. | If renting is part of why you are buying, we do not accept an agent’s answer or a line in the listing. We check the property, the statutes, the association decisions and the municipality, and whether the intended use can actually be registered, before you pay a reservation. |
| Planned repairs | An owners association may have approved an expensive repair that apartment owners will contribute to. Debts to the association can, in some circumstances, follow the property rather than the seller. | We raise it before the reservation, and the lawyer confirms the position and the payment status in writing during the legal checks. |
| Nearby construction | A view, privacy or the character of a street can be changed by a project that does not exist yet. What is next to the property today is not the question. | We check what is permitted or planned on the surrounding plots, not only what is standing. |
| Parking and access | Whether parking belongs to the unit, where it actually is, and how you reach the property are the kind of details that only become real once you own it. | We establish what is included and what is shared, and we look at the access in person where it matters. |
| The property itself | ||
| Project status | On an unfinished build, the phase, the completion date and the payment calendar change what you are actually committing to. | We check the developer, the phase, what is genuinely still unsold in the building, and how the payment schedule is structured. |
| Technical condition | On a resale property, the seller is liable only for hidden defects. On a new build there are warranties, but they only help if the defect is found and recorded. | We look at the obvious. Where a real survey is needed we arrange an inspector or an architect separately, because that is a different job and a specialist does it. |
Where this fits in the purchase
The full purchase is fifteen steps from the first call to the keys. Verification is not one step. It happens twice: once while we build your shortlist, and again before you sign.Steps 3 and 13 of 15
- Before the viewingWhile the shortlist is builtFor every property we put in front of you we say what works, where we see weaknesses, and what the listing does not make obvious. Properties that fail the checks do not reach the list.New buildWe check the developer, the phase, the genuinely available units and the payment calendar.ResaleWe ask the seller side what the property has really been trading at and why it has not sold yet.
- Before completionBefore the notaryOn a resale property we check the property again before signing, with you or on your behalf, to confirm it matches the agreed condition and that anything listed in the inventory is still there. On a new build the sequence depends on the developer.New buildSnagging sometimes happens before the transfer of ownership and sometimes after. If you want a professional technical survey, we arrange it separately.ResaleWe confirm the condition has not changed and that what was agreed is still in place.
What a check actually changes
The same listing, read two ways.| What the listing says | What we establish | |
|---|---|---|
| Availability | Listed as available. | Confirmed with the agency or developer, or dropped before it wastes a viewing slot. |
| Price | A number, often "from". | What it is really trading at, and which specific unit that price belongs to. |
| How many properties this is | One advert reads as one property. | Whether several agencies are advertising the same unit at different prices, and which of those prices the seller side is actually working with. |
| The view | A photograph. | The aspect, the hours the terrace works, and what is permitted on the plot next door. |
| The location | A town name. | The street, the urbanisation, the walk, the noise and whether anyone lives there in February. |
| Renting | Often nothing, or an agent saying it is fine. | The statutes, the association decisions and the municipality, checked before you reserve. |
| Costs to come | Community fee, sometimes. | Whether an expensive repair has already been approved that you would help pay for. |
| The verdict | The listing wants you to buy it. | Sometimes negotiate. Sometimes wait. Sometimes do not buy at all. |
The thing that decided it was not in the listing
The most common reason we tell a buyer to stop is renting. Someone plans to cover part of the running costs with short-term rental, and the property cannot legally do it.- What looked fineThe apartment matched the budget, the location made sense, and the seller side presented it as suitable for renting. Nothing in the listing suggested a problem.
- What we checkedFor short-term rental, neither the listing nor an agent’s verbal confirmation is enough. What decides it is the municipality, the association statutes and the building’s documentation. We also check whether an extraordinary repair has been approved that would pass to the new owner.
- What it changedWhere the lawyer confirms that the intended use is not possible, or that the conditions materially change the economics, we recommend not proceeding. The point is not to find a reason to buy. It is to find out in advance whether you are buying what you think you are.
The most expensive problem is the one you find out about after you buy.
How Much Will It Cost You?
- Buyer0 €Checking a listing costs you nothing, whether or not you end up buying it and whether or not you found it yourself.
- Developer or Seller
- New build
- 2,5 to 6 %
- Resale properties
- 1,5 to 4 %
- ArevontOur fee is a part of that commission, and only if a purchase happens. Which is exactly why we can afford to tell you not to buy.
The property price is the same even if you go directly. For a new build, feel free to take the developer's price list and check it yourself.
What we cannot check
We check what can be checked, we tell you what we found, and we tell you what it means for the purchase. If something fundamental does not add up, we recommend stopping, even when you have already decided to buy.But we cannot verify everything before a reservation, and we will not claim otherwise. Ownership, charges, debts, building legality and the documents themselves are the lawyer’s job, and that is exactly why the legal check follows. We will not recommend signing anything before it.A real technical survey is a separate job too. A bank valuer is not looking for defects and does not replace one.
Frequently Asked Questions About Reviewing an Offer
- How long does a check take?
- Usually the same day, as soon as the seller side picks up. What holds a check up is almost never us: it is an agency or a developer who does not answer, and when that happens we tell you the property is still open rather than going quiet on you. Anything that needs municipality or association documents takes longer, and we say so at the time.
- Can I send a property that is not on your website?
- Yes, and most of what we check is exactly that. It does not need to be in our catalogue for us to represent you on it.
- What do you actually send back?
- What we found, what it means for the purchase, and a clear view on whether it is worth a viewing. Including when that view is no.
- Do you check the legal side yourself?
- No, and that is deliberate. Ownership, charges, debts and building legality are checked by an independent lawyer who is independent of us as well as of the seller. We coordinate it and we do not take a referral fee.
- Can you confirm I will be able to rent it out?
- We can check the property, the statutes, the association decisions and the municipality before you reserve, and whether the intended use can be registered. We do not accept an agent’s answer as confirmation.
- What if I have already reserved something?
- Send it anyway. Whether anything can still be done depends on the reservation terms, but knowing what you are holding is better than finding out at the notary.
