Financing an apartment in Roses – Sea view with modernisation from the start
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.
In short
What was this case about?
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 modernisation always have to be paid from own funds?
As a rule the Spanish bank does not co-finance modernisation — it belongs in the overall plan: equity or raising capital against German property.
Why is not all of the available capital used?
Many buyers deliberately choose to keep financial reserves for unforeseen expenses or retirement rather than investing all their capital in the property.
Who arranged this?
Perini Finance & Property — German-speaking, operating under the §34i GewO licence held by Olga Nikushkina, Portugal through a locally licensed intermediary; 15 to 20 banks approached per case. First call free; on completion 1 % of the loan amount.
The numbers: €620,000 price, €404,000 loan
- 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
Property for sale in Roses: between the Mediterranean and the nature park: financing with foresight
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
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. 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.
Frequently asked
Does modernisation always have to be paid from own funds?
Why is not all of the available capital used?
Which modernisations are especially common for apartments in Roses?
Is Roses suitable as a permanent residence?
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.
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A similar situation in Spain? Let's talk.
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Book a free consultationAnonymised 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