From Pilar de la Horadada to San Pedro del Pinatar, new developments sell a lifestyle: a pool, a solarium, the sea ten minutes away. Most are excellent. A few are sold before the paperwork is ready. The difference is in seven checks that take an afternoon and protect years of savings.
1. Who is the developer?
Ask how many developments they have finished, visit one if you can, and check their company in the Commercial Registry. A long track record is the best guarantee there is.
2. Is your money guaranteed?
If you buy off-plan, every payment before the keys must be protected by an insurance policy or bank guarantee and paid into a special account. If the project fails or is delayed beyond the agreed date, you recover what you paid plus legal interest. This is required by the Building Act (Ley 38/1999). Ask for the individual guarantee certificate for each payment, in your name.
3. The building licence and the project
The development must have its licence from the town hall. Ask for the licence number and the date, and compare the plans and specifications you are shown with the project that was approved.
4. The quality specification
Kitchen brand, flooring, air-conditioning ducts, aerothermal hot water, the size of the terrace: put it all in the contract annex. “Similar quality” is not a specification.
5. The 10-year insurance
By law, every new home must have insurance covering structural damage for ten years, from foundations to load-bearing walls. The developer also answers for three years for defects that affect habitability, and the builder for one year for finishing defects. Keep the certificate with your deeds.
6. The first occupancy licence
Before completion, the building must be cleared for occupation: a first occupancy licence, or in the Valencian Community the developer’s responsible declaration of first occupation filed with the town hall. Without it, utilities can be delayed and mortgages refused. We do not let a client sign without it.
7. The real price
Add 10% VAT and stamp duty to the price. On a €300,000 new build in Alicante that is €30,000 of VAT and €4,200 of stamp duty at 1.4%. Our guía de gastos de compra breaks it down.
Why buy with an agency that knows the developers
We work directly with the developers of the projects we market, and we visit every site. We know which ones deliver on time and which finishes are worth paying extra for. Explore our new-build homes from Residencial Higuericas Beach to Amay Deluxe, or ask us for the full quality specification of any of them.
