Casa Playa Flamenca

📍 Calle Las Orquideas 12, 2-13, Playa Flamenca, Orihuela Costa, Alicante

🏷️
Purchase Price
€335,000
Agreed Sept 12, 2024
📊
Valuation (TINSA)
€356,127
+€21,127 above purchase price
🔨
Renovation
€38,700
Full modernisation
💰
Total Invested
€423,200
All-in cost
🏦
Mortgage
€201,000
UCI — 60% LTV
📐
Size
94 m²
168.68 m² total constructed
🌅
Terrace / Balcony
~30 m²
Outdoor living space
🅿️
Private Garage
~30 m²
Basement #26 — enclosed
✅

Purchased Below Valuation

The TINSA professional valuation was €356,127 — you bought at €335,000, which is €21,127 (5.9%) below the appraised value. Cost per m² of useful space: €2,111/m²

🗓️

Key Dates

May 22, 2024
Deposit paid
Jun 17, 2024
Contract signed
Sept 12, 2024
Completion
Oct 2, 2024
Renovation starts
Dec 7, 2024
Renovation complete
Jan 7, 2025
Final VAT paid ✅
📊

Where the €423,200 Went

79.2%
🏠 Purchase Price: €335,000
10.4%
📋 Transaction Costs: €44,000
9.1%
🔨 Renovation: €38,700
1.3%
🤝 Services: €5,500
Purchase Price — €335,000
Transaction Costs — €44,000
Renovation — €38,700
Legal & Agent — €5,500

💡 The bar above shows each slice as % of the total €423,200. But as % of the purchase price (€335,000): transaction costs were 13.1%, legal & agent 1.6% — fees totalled €49,500 (14.8%) on top of the house price.

🏦

Financing Split

€374K
Total Needed
🏦 Mortgage (UCI)
€201,00053.7%
💵 Own Funds
€173,00046.3%
📑 Lender
Union de Creditos Inmobiliarios
📋

Cost Breakdowns

📋 Transaction Costs 9 items
€44,000
▼
ItemAmount
🏛️Taxes (ITP - 10%)€33,500.00
📜Notary Fees€1,384.75
🗂️Property Registry€550.00
👔Management / Gestor Fees€961.95
📄Other Administrative€35.11
🏦Mortgage Arrangement (1.5%)€3,015.00
🔍Property Valuation€713.90
🛡️Home Insurance (5 yr)€1,646.58
❤️Life Insurance (5 yr)€2,192.71
Total Transaction Costs€44,000.00
🔨 Renovation — Original Quote 13 items
€26,910
▼
#Work ItemCost
1⚡Electrical upgrade to 5.75 KW, all sockets to doubles, 4 behind TV area (inc. cert)€5,200
2🚿Full bathroom refit to high spec inc. all tiling€3,250
3🧱Knock out wall between kitchen & lounge, move electrics, make good€2,000
4🚪Remove sliding door, replace with modern contemporary€1,280
5🚪Fit sliding door to 2nd en-suite bathroom€850
6🏗️Build wall to form new bedroom with white door€1,650
7🗄️Strip out cupboards, fit new white door€450
8🛁Convert cupboard space into new bathroom€5,200
9🧹Remove storage on balcony, skip & make good€450
10🌺Remove flower beds on balcony, skip & make good€1,000
11🔲Re-tile areas where flower beds were€1,500
12❄️Fit 3x Samsung 12k inverter air cons€2,850
13❄️Fit 2x 9k inverter air cons (bedrooms)€1,200
Original Quote Total€26,910
➕ Renovation — Additional Extras 14 items
€8,540
▼
Work ItemCost
👷Extra labour, all rubbish to skip€100
🚛1 extra large skip€180
❄️Extra air con runs to roof€1,350
🔧Repair access holes for air con pipes€450
🔥2x heated towel rails + plumbing/feeds€650
🧱En-suite wall infill€320
💡Replace 9x LED spotlights (6000k)€360
🔝Replace complete en-suite ceiling€250
🔌Extra sockets in bedroom (TV etc.)€190
🏗️Fully plaster inside cupboard€220
🎨Fully decorate entire apartment€2,100
🔑New keys€10
🔲Tile upstands in new bedroom€160
🖌️Smooth plaster entrance/lounge areas€2,200
Extras Total€8,540
🏠 Renovation — Combined Total
€38,700
▼
CategoryAmount
📝Original Quote (13 items)€26,910
➕Additional Extras (14 items)€8,540
💸Total Paid to Preserve Spain€38,700
✅VAT balance (paid Jan 2025)€500
Total Renovation€38,700

🏢 Contractor: Preserve Spain (John Dyson) • 📞 +34 693 972 942 • ✉️ Preservespain@gmail.com

🤝 Professional Services 4 items
€5,500
▼
ServiceAmount
⚖️NCS Property Lawyers S.L. — Legal services€1,500
🏢Perla Investments S.L. — Agent/intermediary€4,000
Your Services Total€5,500.00
Paid on behalf of sellers (withheld from purchase price)
🏛️IRNR retention (non-resident seller tax, 3%)€2,512.50
📜Plusvalia (municipal capital gains tax) + repairs€1,336.55
Seller costs total (not your expense)€3,849.05
📅

Renovation Payment Timeline

💳 Payments to Preserve Spain 9 payments
€38,700
▼
October 2, 2024
1st installment
€10,000
October 17, 2024
2nd installment
€10,000
October 29, 2024
3rd installment
€5,000
November 9, 2024
4th installment
€3,000
November 23, 2024
5th installment
€2,000
November 30, 2024
6th installment
€3,200
December 6, 2024
7th installment
€3,000
December 7, 2024
8th installment
€2,000
January 7, 2025
Final payment (VAT balance) ✅
€500
🏠

Property Details

📐 Dimensions

Useful Surface94.06 m²
Built Surface137.05 m²
Total Constructed168.68 m²
Terrace / Balcony~30 m²
Community Quota1.57%

🏗️ Construction

Year Built1993
StructureReinforced concrete
WallsHollow brick (25cm)
WindowsPVC double glazing
FloorsCeramic gres
ConditionGood ✅

🛏️ Layout (post-renovation)

Bedrooms4 🛏️
Bathrooms2 🚿
KitchenOpen plan 🍳
Living / DiningYes
Security DoorYes 🔒
Air Conditioning5 units ❄️

🏊 Community

Building Floors4 + basement
ElevatorYes
Swimming PoolYes 🏊
GardenYes 🌿
GatedYes 🔐
🔨

Renovation Transformation

The apartment was transformed from a 3-bed / 2-bath to a 4-bed / 2-bath layout. The kitchen was opened up by removing the dividing wall to the lounge. The balcony was enlarged by removing its dividing wall. The layout can easily be converted back to 3 bedrooms by removing one wall.

🔄

Recurring Costs

📅 Monthly Bills 4 items
€117 - €257/mo
▼
BillProviderMonthly
📡InternetOLE€32
⚡ElectricityOctopus Energy€40 - €140
🛗Elevator repair levyCDAD Prop Flores Playa€45 (til Jan 2027)
💧WaterHidraqua~€20 - €27 (billed quarterly)
Estimated monthly total€117 - €257

⚡ Electricity varies significantly by season — summer air con drives the high end. Water is billed quarterly (€60-€80) so monthly equivalent shown.

📆 Twice-Yearly & Annual 2 items
€2,102/yr
▼
BillFrequencyPer Year
🏢Community fees (CDAD Prop Flores Playa)€951 × 2 (Jan & Jul)€1,902
🏛️SUMA (local property tax)€100 × 2€200
Annual total€2,102
📊

Estimated Annual Running Costs

Monthly bills: €1,404 - €3,084/yr (depending on season & occupancy) + community & tax: €2,102/yr = roughly €3,500 - €5,200/yr total — approximately €290 - €435/mo. The elevator levy (€45/mo) ends January 2027.

🚗

Private Garage

🅿️

Garage Not Included in TINSA Valuation

The TINSA valuation of €356,127 covers the apartment only. The private basement garage (Space #26) was listed in the deed at just €5,000, but enclosed garages in this area sell for €8k-€14k standalone. Bundled with the apartment at resale, it likely adds €10,000 - €15,000+ — beach parking is tight in summer and buyers pay a premium for hassle-free parking. Also works as rental income at ~€100/month.

🚗 Garage Details

TypePrivate enclosed garage
Space Number (Registry)#26
Space Number (Community)#30
LocationBasement Level 1
Individual m²Not specified in deed
Basement Total Area1,864 m²
Participation Quota1.6%
Approx. Share~29.8 m²

📋 Registry & Valuation

Deed Valuation€5,000
Likely Resale Premium€10,000 - €15,000+
In TINSA Valuation?No ❌
Registry Finca94.577/G26
C.R.U.03048000578645
Cadastral RefPart of 0308902YH0000N0001WP
ChargesFree ✅
📅

Purchase Payment Timeline

💳 Payments to Sellers 6 payments
€335,000
▼
May 22, 2024
Deposit via Intasun Homes
€3,000
June 17, 2024
To Liliana Uribe Fonseca (75% owner)
€22,875
June 17, 2024
To Ralph Dieter Bold (25% owner)
€7,625
Completion
Final payment to Liliana Uribe Fonseca
€143,416
Completion
Additional to Liliana Uribe Fonseca
€81,556.59
Completion
To Ralph Dieter Bold ✅
€72,678.36
📍

Location

🌍 Location Info

MunicipalityOrihuela
AreaPlaya Flamenca
ProvinceAlicante
Population~80,784
To Alicante City59 km

🏘️ Neighbourhood

Zone TypeCoastal resort
Primary Use2nd residences (60%)
Secondary UseTourism
Avg Building Age~34 years
Market Sale Time12-15 months
📇

Key Contacts

⚖️

NCS Property Lawyers S.L.

Legal Representative
San Javier, Murcia • CIF B73366072
🏢

Perla Investments S.L.

Property Agent
📞 +34 966 765 972 • info@perlainvest.com
🏘️

Intasun Homes, S.L.

Sales Intermediary
Initial deposit (€3,000) handled through Intasun
🔨

John Dyson — Preserve Spain

Renovation Contractor
📞 +34 693 972 942 • Preservespain@gmail.com
🏦

Union de Creditos Inmobiliarios

Mortgage Lender
Loan officer: Laura Hernandez Gomez
📜

Jaime Gimenez Ballesta

Notary
Orihuela Costa, Alicante
📊

TINSA Tasaciones

Property Valuer
Appraiser: Jose Miguel Hernandez Saez
📁

Source Documents

📄 Files on Record

📜 Purchase DeedEscritura
📊 Loan BreakdownLCCI
📑 SettlementLokauppgjor
🔍 ValuationTINSA Report
🔨 Reno QuotePreserve Spain
➕ Reno ExtrasPreserve Spain
☀️ Casa Playa Flamenca — Costa Blanca Investment Dashboard • All amounts in EUR • 🌴