COUNTRY AND INLAND Property

Orbit Properties are an English speaking estate agency that offer a personal property finding service to locate real estate in the Andalucian countryside.
We started by sourcing Spanish Fincas and other good value properties in Spain, to meet our clients needs, in the early 1990´s. Things have changed dramatically since then, as have the prices!
Where as, the only things you could find on sale away from the coast were old Spanish houses, nowadays many builders – both big companies and small independents – have taken up to the idea of building a new house in inland Spain for foreigners. These come with all the modern conveniences and are of a similar design to many of the coastal properties for sale in Spain.
However, there are still lots of traditional town houses in Spain that can be purchased at less than the cost of most villas for sale on the coast. Often, with considerably more charm, as long as you are not afraid of taking on renovation.

For those of you, who are looking for investment properties in Spain, we still can find you lot’s of Spanish properties to renovate, be they Spanish Cortijos or Farmhouses, Spanish Ruins to rebuild or just cheap Spanish Apartments and Village Houses.
After years of searching for rural properties in Spain, we like to think that we can offer good straightforward advice about purchasing a home in Spain whether it is a village house to make a new life in or your dream holiday home in Spain.
In order to find out more about the different types of property, please view other our pages for a brief definition and some useful tips to help you choose the style of property, which will suit you best.
In the last five years television programmes have featured companies like ourselves, who have been opening up new areas to the more adventurous buyer.
At the beginning of the decade, Spanish inland properties meant at least an hour from the airport, whilst now, buyers are finding their ideal home is more easily reached from new airports at Granada or Murcia or Jerez rather than Malaga.
Orbit properties are pleased to offer for sale, properties in the region of inland Granada, an area which offers the property hunter wonderful outdoor activities such as skiing, horse-riding, mountain biking and hill walking, and within an hours drive the sea and sand of the costas!

VILLAGE HOUSES IN SPAIN
In many areas of inland Spain the countryside is sparsely populated with large farms or estates. Landowners were granted these lands after successful military campaigns. Generally, the farm-workers lived in small enclaves or villages, since the security of living in a village made perfect sense, with many of these white villages being built on a hill close to the castle.
Constructed largely of stone and mud, with mud floors, these houses give a feeling of being in a rabbit warren – clustered together, all higgledy-piggledy - with their narrow winding and generally climbing alleyways, they are a romantics dream. In the summer, there is nothing nicer than enjoying their shade and coolness, and during the wintertime to experience just how cosy their logfires are!
Being neighbourly, is a way of life in a Spanish village so do not expect to go unnoticed in your village, it will not happen. Your neighbours’ will know all about you within days of you shaking hands to buy your new home and what they do not know they will invent. The positive side of this is everyone will want to meet you and help you.
If you try to learn the language, you will integrate quickly and be welcoming a stream of visitors to your new home, hopefully all bearing gifts of home made sausages, fresh fruit or vegetables; and if your really lucky, a friendly Spaniard with a bottle of the local wine! I tell people this often and I am sure that no-one ever believes me until they actually move into their new house. One of my pleasures is that weeks after they have arrived, bumping into them, and they tell me how friendly the neighbours are, as if I had never mentioned it!
One of the things you should be wary of though is noise, the Spanish are not the quietest neighbours, except during their 'siesta' (afternoon nap) and the teenagers do love to rev up their scooters and motorbikes.
Cost wise, village houses are very good value; especially when compared with those properties built along the coast, they are a bargain.
Orbit Properties have houses for sale in lots of villages in southern Spain, from as little as £40,000 completely habitable, and with all the paperwork in place. Most village houses will require some work with new bathrooms and kitchens being top of the list. Generally these renovations are cheaper than in the UK, with many houses needing little more than a repaint.
As a way to live the real Spanish life Village houses are a great way to do it and you will never get lonely in a Spanish village.

SPANISH CORTIJOS (FARMHOUSES)
The word Cortijo can bring a smile to even the most hardened heart. Conjuring up images from the cinema or holiday brochures of sun kissed landscapes, with dirt roads leading into the distance, all with the background sound of Flamenco, guitar music. This type of rural, honest country property, with its whitewashed exterior reflects a simpler, more natural time when most of the food on the table came from the garden. Man lived in harmony with nature, getting up at crack of dawn and resting at sundown. You went to bed with the sun because there was no electric lighting!
Living at one with nature meant sharing your home with goats and pigs as well as those noisy poultry. The romance is still there to see and buy into, and with a good builder and a sensible budget the rural idyll is still possible. Be aware of segregation problems though as farmhouses generally come along with lots of land and farming is definitely hard work. So, if you are looking for a just a farmhouse and not a working farm, make sure that the property is segregated, or can be segregated from the thousands of square metres of olives trees or avocado plantations or asparagus beds, with which the house rubs shoulders. Most of the properties will leave you plenty of land for you to stretch your legs, and enjoy a walk around your estate!
The traditional small farmhouse is becoming increasingly rare in the Malaga province for example and in areas like Cadiz they always were, due to the different way of land ownership. The moors tended to parcel the land out in manageable chunks whereas in areas like Granada and Cadiz the Catholic Kings gave out great estates to their generals.
Granada, is one area which we have identified, where they still seem to abound and although prices are rising inexorably it is a good hunting ground.
As farmers and farm-workers have been traditionally wary of any form of authority, many of the houses have been passed down through family inheritance. So do make sure the paperwork is in order. As with all Spanish property transactions, we recommend that you use a lawyer to protect your interests, as a small fee now could save you thousands later.
Orbit Properties can still find houses that cost a lot less to buy than they would to build, all in magical surroundings. Please contact us for full details of the varied exclusive selection that are currently available to purchase.

SPANISH RUINS
Buying a Spanish ruin up until recently guaranteed planning permission to build a new house, under the guise of repairing the old house. The fact that the old house consisted of a few stones and a battered wooden door was irrelevant as the local council wanted people to re-populate the countryside and the local builder was glad of the work.

The other great thing was that they generally came with considerably less land than Cortijos, so if you were not an aspiring olive farmer this was an excellent option. How quickly things change! Nowadays you must be very careful about buying an old ruin, especially in Malaga province where this type of building is actively discouraged and in the whole of Andalucia where it come under close scrutiny.

One of the things the Andalucian councils are insisiting on, is that the property is still inscribed in the local tax system. Surprisingly, many families are likely to be still paying rates on an old house that fell down many years ago! These country-folk are not only slow to start paying tax, but as the taxes are so low in the countryside they are just as slow to stop!

The great benefit to buying this type of property is the opportunity that it presents to plan and design and create your own personal dream-home; all in wonderful settings, but encompassing all modern necessities of life. With Orbit Properties as your personal property finders, you can still pick up one of these bargains!

SPANISH FINCAS
Finca is a term that many foreign people and even estate agents use when talking about an old farmhouse, or more commonly a farm-workers cottage. This is not strictly correct as finca refers to a plot of worked land. These tend to be olive groves or almond plantations, which in most of Andalucia many have little or no construction on them, except perhaps a small agricultural building to store machinery and tools.

The size of a finca can range from 1,000 square metres up to hundreds of thousands of square metres. Generally, fincas of a large size will tend to have a Cortijo (farmhouse) or other buildings, already standing on them. Many property sellers and agents can be found offering what are in reality are building plots but are still calling them fincas.
In Andalucia, many Spanish families have inherited a finca somewhere in the countryside, where they traditionally supplemented their income by harvesting the Olives, fruits and vegetables in the autumn and winter. The current generation of owners, tend to use them as an excuse to get away from the bustle of town life during the weekends and as a place to retreat to for the innumerable Spanish bank holidays. Many of them have built barbecues and extended the ‘shed’ to include a bathroom, lounge and the occasional bedroom. Until recently this was done without planning permission, architect, or even any formal building skills. As it was only for weekend getaways, who cared if the roof leaked, the lighting was sporadic and the plumbing erratic. It was after all only used as a weekend getaway. As for planning permission from the local authorities, weekend fincas were no sort of drain on the infrastructure, as no-one ever intended to live there permanently so why would the local mayor, or the Junta de Andalucia care about a glorified potting shed.
Since, the recent boom in inland property these recreational escapes have become a valuable asset, far outstripping the original cost of construction and are touted as country houses. Not all fincas are such ad hoc affairs and we have many old farm workers cottages with substantial plots of lands that we market as fincas - even though the term is not strictly correct - after all we are estate agents not a Spanish to English dictionary!
It’s the same old story, as with all property transactions in Spain, if you do find an agent offering a finca for sale, make sure that any building on the land is legal. Make sure that, before you pay a deposit, that your lawyer has all checked the paperwork and planning permissions; and if it does look like an overgrown potting shed get a builder or an architect to check it out for you to make sure that it is structurally sound. Orbit Properties have a selection of fincas currently available for sale. Please contact us for further information.

RENOVATING SPANISH PROPERTY
The old days when you could buy a Spanish ruin for a few thousand pounds and then get the locals to do it up for a few thousand more are long gone. Buying a ruin no longer gives you automatic planning permission in Andalucia.
In the Granada area, recently identified by us as an up and coming zone for investment, planners are still fairly flexible but make sure before you buy, that what you want to do can actually be done! By consulting a good builder with local knowledge you can get a reliable second opinion before you commit. So, if you are going down this route be very careful as to what you buy and from whom.

Building costs are generally less than in the UK, with labour costing around £50 a day for a local skilled man. Materials costs usually work out at around 60% of the price that you would pay in the UK. The British local builders tend to charge more – based on their assumption that a foreigner understands neither the language nr the ways and means of building in Spain - which makes hiring a British jobbing builder a risky process.
If you calculate around 800 euros per square metre for work to be done including the planning permissions, but not taxes, you will not go far wrong. Undertaking the renovation of a delapidated Spanish property, which needs structural work usually ends up costing more than building new. The local Townhall will as a rule require a payment of up to 3% of the value of the work to be done, in taxes, but as with all Spanish taxes this is on the declared amount.
Renovation covers a multitude of sins from a basic lick of paint and a pair of new curtains, to buying a few stones on the ground where a farmhouse used to be, and restoring it to its former glory. Given a little vision, some courage tempered with wisdom, then renovating a Spanish property can offer you an easier and more hands-on route to achieving your ‘dream’ home in Spain.
Orbit Properties are able to offer expert advice, based on more than twenty years experience of building and renovation work in Spain, and can put you in touch with experienced and qualified Builders, Architects, Surveyors and of course Legal people. Please contact us for further information.

BARGAIN (CHEAP) SPANISH PROPERTIES
If it appears too ‘cheap’ then it probably is; and the real reason has not been explained to you! I was always taught you get what you pay for in life and I imagine you were too. It just means you have to look harder to find what you want.
If you are looking to buy a Spanish property that offers good, honest value, the key is to look where others are not yet looking. Orbit Properties provide a specialist service in finding properties that have not been discovered by the rest of the crowd, allowing you to purchase before prices start to rise, as they have on the coast.
Cheap is probably the wrong word, when what we are all looking for is good value. A ruin, next to a rubbish dump will be cheap, but it is not likely to be the best ever house purchase!
Good easy access is important too if you are looking for a weekend home. A long tiresome drive to and from the airport, will make a lot of difference as to how much benefit you get from the house. If you are permanently resident here, it is not so important to be near to the airport, but maybe you need to be close to a school or medical centre. A picturesque old farmhouse, miles from anywhere is a dream-buy, but if it’s a ten kilometre drive down a dirt track, you may well find the regular journeys takes the shine off your purchase.
Buying the wrong house cheaply is the quickest way to waste money.
Whatever you do - don’t skimp on the legal fees - always use a Solicitor. In Spain it is not legally required, but Orbit Properties always suggest it is the sensible thing to do; especially when you consider that buying a property is one of the biggest and costliest decisions we ever make in life. If you like to gamble go to the races or take up poker!
Any estate agent who tells you not to use a lawyer is at best imprudent, at worst dishonest. Either way avoid them. Beware of in house lawyers, if an agency offers it’s own lawyer you must be aware of a possible conflict of interest. You can find lawyers from local newspapers or from the internet, but a personal recommendation is usually the better. You should pay between 1 and 1.5% of the value of the house and with property under 100,000 euros, a minimum fee of around 1,500 euros, should be the most you should pay. Check what service you will be getting and which taxes will be paid for you? Do they arrange your NIE number (essential to pay taxes) and is it included in the fee? For more information please view our other pages – buyers guide – or feel free to contact us.

BUILDING A HOUSE IN SPAIN
At a certain stage in our lives, all of us dream of building our own home. To actually do so, requires courage, determination and most importantly, have the funds available. This is even more relevant in a foreign country, where we know neither the language nor the rules.
Spain is still, definitely one of the best places in the world to do this, as costs are lower than back home and the restrictions, although tighter now than before, are still easier to deal with than in Great Britain.
The amount of land required on which to build a single dwelling differs from region to region. Within each Townhall area, land can be designated as Urban, Urbanisable, Irrigated Rustic or Dry Rustic. Each designation has differing rules that apply when building from scratch. Townhall Planners are still flexible but make sure that what you want to build will be approved, before you buy the land!
Orbit Properties will be pleased to advise you on all aspects of the rules and regulations, applicable to building plots and projects that they offer for sale.

COSTS
Building costs are generally less than in the UK, with labour costing around £50 a day for a local skilled man. Materials costs usually work out at around 60% of the price that you would pay in the UK. The British local builders tend to charge more – based on their assumption that a foreigner understands neither the language nor the ways and means of building in Spain - which can make hiring a British jobbing builder a risky process.
If you calculate around 800 euros per square metre for work to be done including the planning permissions, but not taxes, you will not go far wrong. Undertaking the renovation of a delapidated Spanish property, which needs structural work usually ends up costing more than building new. The local Townhall will as a rule require a payment of up to 3% of the value of the work to be done, in taxes, but as with all Spanish taxes this is on the declared amount.
You will also need an Architect. He will charge around 10% of the value of the project and will produce a mountain of paperwork on your behalf.
After starting with a basic study, there then follows preparation of the full project, which is followed by the construction itself. Each stage of the planning and construction process, will need to be approved by local and/or regional councils, as well as the College of Architects. The council also appoints a technician to check that your building has been built to the standards and rules laid down at the time of issuing the building licence, during the time of construction.
Normally, you will need a geo-technical survey to guarantee the type and stability of the ground, and only if you are very unlucky (protected areas of special ecological interest) an ambiental study is sometimes necessary, to make sure you will not disturb any protected flora or fauna.

TIMESCALE
Beware of unrealistic timescales. If a builder tells you your house will be ready in six months he is either an optimist, or a liar. Nine months to twelve months is possible, but will depend upon the size of the project and the builder / architect that you have chosen. Fifteen months is about average. So, find a good builder and be patient.

WHERE TO BUILD
The region to west the Granada, is one of the newer areas identified by Orbit Properties, for investment in building plots and projects. General opinion is that prices in this area are expected to double over the next four years.
So, go ahead and build your dream-house, but do be careful who you use to build it and where you build it!
Please contact Orbit Properties for information of building plots that are currently available to purchase.


SPANISH GEOGRAPHICAL TERMS
This is a list of the more commonly used Spanish words to describe places and situations that you may encounter when looking at buying a property in Spain.

Aldea -Small village or hamlet
Arroyo -Stream or small River
Baños -Baths (usually refers to Roman bath or spa)
Barra -Sand Bar
Barranco -Gully or Ravine or Cliff
Cabeza -Head or Top or Summit
Cabo -Cape or Coastal point or Headland
Cañada -Gully or Ravine
Canal -Canal or Strait or Navigation channel or Conduit
Caño -Water channel or narrow river
Casa Forestal -Forester's House ( Park Wardens House )
Castillo -castle
Chaparral -Thicket of oaks
Charco -Pool or pond
Costa -Coast
Coto -Reserve for game hunting
Coto Nacional -National Reserve or Park area
Cruz -Cross or Crossroad
Colina -Hill or Slope
Cueva -Cave
Desfiladero -Gorge
Ensenada -Inlet or Cove
Ermita -Hermitage
Estación -Railway or Bus station
Estrecho -Coastal Straits
Fabrica -Factory
Faro -Lighthouse
Fuente -Fountain or River Source
Garganta -Ravine
Isla -Island
Laguna -Lagoon or Lake or Large Pool of water
Marisma -Marsh or area of Swamp
Minas -Mines
Mirador -Viewpoint
Monte -Mountain Peak
Montaña -Mountain
Observatorio -Observatory
Parque Natural -Natural Park or Reserve
Parque Nacional-National Park or Reserve
Portillo -Narrow Pass
Pozo -Pool or Water deposit
Puerto -Fishing Port or Mountain Pass
Punta -Coastal point or Headland
Rambla -Watercourse or stream
Río -River or Stream or Torrent
Ruinas Romanos -Roman Ruins
Torre -Tower
Salto -Leap or Jump (as in Lovers Leap)
Santuario -Sanctuary or Shrine
Sierra -Mountain Range
Tierra -Land or Earth
Vado -Ford ( of river )
Vega -Fertile plain
Venta -Country Inn