Costa Brava property: moving in their early sixties, €404,000 for an apartment in Roses
A couple in their early sixties from southern Germany were planning a complete move to Spain after entering retirement. They were looking for a generous apartment with a sea view, a lift and good access to the Roses promenade.
Does the Spanish bank co-finance modernisation of an apartment in Roses?
No, as a rule the Spanish bank does not co-finance modernisation. It belongs in the overall plan, from equity or by raising capital against German property. In this case the financing corresponded to around 65 % of the purchase price, and the modernisation of the kitchen, both bathrooms and the air conditioning was carried out without an additional loan.
The numbers: €620,000 price, €404,000 loan
The purchase price was 620,000 € and the renovation 55,600 €. The financing required was 404,000 € and the equity 346,000 €.
Buyers keep reserves for the unforeseen or retirement: Many buyers deliberately choose to keep financial reserves for unforeseen expenses or retirement rather than investing all their capital in the property.
Arranged by Perini Finance & Property: Perini Finance & Property — German-speaking, operating under the §34i GewO licence held by Olga Nikushkina, Portugal through a locally licensed intermediary; 30+ banks approached per case. First call free; on completion 1 % of the loan amount.
Purchase price: 620,000 €; Renovation: 55,600 €; Financing required: 404,000 €; Equity: 346,000 €.
Anonymised case figure · not a binding statement for other projects · §34i GewO
Typical, anonymised case. Names, places and individual financing figures have been adjusted to protect privacy. The process reflects a typical advisory situation for non-resident financing in Spain.
Roses: between the Mediterranean and the nature park: Roses is one of the most sought-after residential locations on the northern Costa Brava. The combination of wide beaches, good year-round infrastructure and proximity to the Cap de Creus nature park makes the town especially attractive for German-speaking buyers who want to move their centre of life permanently to Spain. Many properties are convincing in terms of location but require a modern renovation before moving in.
Couple in their early sixties moving to Roses for good
The property matched their ideas in terms of location and size, but the kitchen, both bathrooms and the air conditioning were to be modernised before the residence was moved permanently.
€750,000 total: price, €74,400 fees, €55,600 for works: Purchase price: 620,000 €; Additional costs: 74,400 €; Renovation: 55,600 €; Total investment: 750,000 €; Equity: 346,000 €; Financing required: 404,000 €.
Keeping a larger reserve, works without an extra loan: The buyers deliberately wanted to keep a larger part of their liquid assets as a financial reserve and not invest everything in the purchase. At the same time, all modernisation measures were to be carried out immediately after the purchase, without additional financing being required later.
65 % financing, calculated on the whole investment
For high-quality apartments in Roses, the overall plan is often based not solely on the purchase price but on the entire investment. If modernisation measures are taken into account already at the planning stage, the financing requirement can be calculated transparently and over the long term.
In this case the financing corresponded to around 65 % of the purchase price. The available equity covered a considerable part of the investment including additional costs and at the same time ensured a balanced financing structure.
Kitchen, both baths, cooling and LED planned from the start: The overall plan was structured so that, alongside the purchase, all planned modernisations were taken into account from the start — covered from equity, not by the bank loan. These included:
complete renewal of the kitchen; modernisation of both bathrooms; installation of energy-efficient air conditioning; new fitted wardrobes in the bedroom area; renewal of the lighting with modern LED technology.
This meant the apartment could be occupied immediately after the work was completed, without having to carry out later conversions during ongoing use.
Moved in shortly after the works, the reserve stays
The buyers were able to prepare their move to Roses as planned and occupy the property permanently shortly after the renovation. Thanks to the early inclusion of all modernisation, a solid overall calculation emerged with no subsequent financing need. At the same time, part of their assets remained as a reserve for the new chapter of life.
Well-kept is not up-to-date — budget for renewal: On the Costa Brava in particular, apartments in good locations are often offered in well-kept but no longer up-to-date condition.
Anyone who includes necessary modernisation in the overall plan — covered from equity, not by the bank loan — gains planning certainty from the start and avoids additional financing gaps after the purchase. A balanced combination of equity and financing can also help to preserve financial flexibility after the purchase.
Roses apartment purchase with renovation planned in from day one
Buying a property in Roses shows how sensible an overall plan can be when it takes into account not only the purchase price but the entire investment — the bank loan for the purchase price, costs and modernisation from equity. If modernisation measures are planned from the start and equity and the financing requirement are balanced against each other, a sound basis emerges for a permanent start to life on the Costa Brava.
A similar situation in Spain? Let's talk. Every financing in Spain is an individual case. In a free initial consultation we will tell you honestly what is feasible and which bank fits.
Anonymised individual case, not a binding statement for other projects · Brokerage under the §34i GewO licence held by Olga Nikushkina (D-W-132-ZUCB-95); Siegfried Perini registered as directly involved person (§11a GewO) · no tax or legal advice · no financing commitment; conditions depend on creditworthiness, loan-to-value and bank
Similar cases by region and price band: Cases with a comparable region and price band — for context, not a promise of the same outcome.
Apartment in L'Escala — case report: Anonymised case report: Pension from Switzerland: €318,500 for an apartment in L'Escala. Mortgage financing for non-residents.
Frequently asked questions
Which modernisations are especially common for apartments in Roses?
Alongside kitchens and bathrooms, air conditioning, shading, new windows, fitted wardrobes, network cabling and energy-efficient lighting are among the most common measures.
Is Roses suitable as a permanent residence?
Roses has year-round infrastructure, medical care, shopping and good transport links, which is why it is one of the popular places to live on the Costa Brava for people who want to move to Spain permanently.
How much equity and how much financing did the buyers use for the apartment in Roses?
The equity was 346,000 € and the financing required was 404,000 €, with a total investment of 750,000 €. The financing corresponded to around 65 % of the purchase price.
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Content by Siegfried Perini — local brand representative since 2019, active in real estate since 1992, entered in the German intermediary register (§ 11a GewO) as a person directly involved in brokerage and advice. Point of contact for German-speaking buyers in Spain and Portugal. Brokerage by Olga Nikushkina, mortgage credit intermediary under § 34i German Trade Regulation (GewO); in Portugal through a locally licensed intermediary.