AI Property Analysis Report
Studio flat for sale in Paseo de Sancha, 13
Property Valuation Assessment
AI-powered price analysis and market comparison
Based on municipality average + property type, adjusted for condition cues from photos and listing analysis.
Total Financial Impact
Estimated cumulative impact of all identified issues
Total Impact Breakdown
This range represents the combined estimated financial impact of all 9 identified issues. Individual issue impacts are shown in each finding below.
💡 Understanding the Impact
These estimates represent the potential financial implications of the identified issues. Repair costs are direct expenses to fix problems. Devaluation represents potential loss in property value. Risk premiums are additional costs or negotiation factors to account for uncertainty.
Issues Ranked by Severity
Potential issues found during analysis - Review these before viewing
Possible heritage/catalogued building constraints
Why it matters: The principal building shows period architecture typical of catalogued villas on Paseo de Sancha; heritage controls can restrict works and affect timings/finishes in rehabilitations.
Ask the agent: "Ask the developer for the building’s protection grade in Málaga’s PGOU/Catalogo, heritage reports, and municipal approvals confirming compatibility of the intervention and change of use. Check whether any pending conditions could delay LPO or alter design/finishes."
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Steep slope, retaining wall and elevated community pool (structural/waterproofing exposure)
Why it matters: The complex sits on a pronounced slope with an elevated, long pool built on/along a concrete retaining structure and an external lift tower; long-term waterproofing and drainage will be critical to avoid infiltration or movement.
Ask the agent: "Request the geotechnical study, structural calculations, drainage design, and long‑term waterproofing specs/warranties. Confirm the project includes Seguro Decenal for structural defects (mandatory when structure is affected). Verify insurance coverage for common elements."
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Potentially high community fees and future special assessments
Why it matters: Amenities include landscaped terraced gardens, elevated pool, external lift/elevators and footbridges—features that increase maintenance and reserve fund requirements. No community budget provided.
Ask the agent: "Request an estimated Presupuesto de Comunidad, reserve fund policy, and maintenance contracts for pool, lifts and gardens. Ask about any planned special assessments during/after handover."
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Uncertain short‑term rental (VFT) viability
Why it matters: Property is in Malagueta where communities often limit tourist rentals and municipalities are tightening rules. Community statutes and municipal planning may restrict new VFT registrations.
Ask the agent: "If investment use is intended, obtain: community statutes/meeting minutes confirming no prohibition, municipal eligibility for VFT registration in this census section, and Andalusian VFT requirements. Include contract clause allowing withdrawal if VFT use is not permitted."
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Off‑plan/refurbishment risk (marketing renders, works/licence status unknown)
Why it matters: All images shown are photorealistic renders rather than photos of a finished unit (e.g., the historic façade and the interior with exposed timber roof are CGI). The listing provides no description, licence numbers, or construction status, and no LPO is mentioned.
Ask the agent: "Request copy of the granted Licencia de Obra (major works), project plans and specifications, timeline, and proof of developer bank guarantees for any advance payments (aval/seguro de caución per LOE/Ley 20/2015). Do not pay deposits without an individual guarantee. Confirm expected date for Fin de Obra and Licencia de Primera Ocupación (LPO)."
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Very high €/m2 vs local market
Why it matters: Asking price €508,400 for 46 m2 implies ~€11,052/m2, which is above typical Malagueta/Montes de Sancha prime refurb/new-build ranges (often ~€7,000–€9,500/m2 depending on spec/view). Potential overvaluation and negotiation/appraisal risk.
Ask the agent: "Obtain an independent tasación (ECO appraisal) before committing. Benchmark against completed, comparable sales in Malagueta within the last 6–12 months."
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Mortgage appraisal shortfall risk (size and price)
Why it matters: Small 46 m2 studio at a premium €/m2 may appraise below asking, especially off‑plan. Banks value on completed area and comparables; appraisals in this zone can lag high marketing prices.
Ask the agent: "Pre‑check financing with your bank using the project plans; include an appraisal contingency in any reservation/arras. Ensure deposits are refundable if the bank valuation is insufficient."
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Energy Performance Certificate (EPC) and LPO not provided
Why it matters: Listing shows no energy label and no mention of Licencia de Primera Ocupación. EPC is mandatory at sale/marketing (or EPC from project for off‑plan) and LPO is needed for legal occupation and utility contracts.
Ask the agent: "Obtain the project EPC now and final EPC/LPO at completion. Make handover and final payment conditional on LPO issuance."
Supporting Images
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Marketing renders may not match actual unit/layout
Why it matters: Interior render (exposed timber roof) may depict a top‑floor typology, not necessarily a first‑floor 46 m2 studio; bathrooms/terrace details are not stated. Only a generic plan image is provided.
Ask the agent: "Request the exact plan, usable area (m2 útiles), ceiling heights, orientation, and a detailed memoria de calidades for this specific unit. Include a clause that substitutions inferior to agreed specs trigger price reduction/refund."
Supporting Images
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💡 Next Steps
Copy the questions above and send them to the agent before making an offer. Document all responses in writing for your due diligence records.
Important Questions to Ask
Questions for the seller, agent, or authorities
Is the project a full rehabilitation with structural intervention? Provide: granted Licencia de Obra Mayor number/date and scope, architect’s project and schedule.
What is the current construction status and estimated completion and handover dates?
Will the developer provide individual bank/insurance guarantees (aval/seguro de caución) for every payment before completion? Which bank/insurer?
Will a Seguro Decenal (10‑year structural insurance) be delivered at handover? Provide insurer and policy draft.
Provide the exact unit floor plan with measurements (m2 útiles), ceiling heights, orientation, and details of kitchen/bathroom count and terrace/balcony, plus the memoria de calidades.
Confirm if the building is catalogued/protected. Provide the heritage report and any special conditions imposed by the Ayuntamiento.
Provide a copy of the Horizontal Division and community statutes; is tourist rental (VFT) allowed or restricted? Any pending agreements on limitations?
Estimated community fees for this unit and provisional community budget (pool, lift(s), gardens, insurance). Any planned derramas (special assessments)?
Provide the project EPC now and commit to delivering the final EPC and LPO at completion. Include sample LPO wording from similar phases/projects.
Will utilities be fully urban (mains water/sewage/electricity) and what electrical power (potencia contratada) is foreseen for the unit?
Acoustic insulation: what CTE DB‑HR performance is specified (façade/partition dB ratings)? Any sound tests at completion?
Geotechnical study and structural calculations for the retaining walls, elevated pool and lift tower—request copies and waterproofing warranties.
Parking and storage: are any included or available to buy/rent nearby? Pricing and dimensions.
Financing: can the developer arrange a pre‑appraisal (tasación) for this exact unit? Any appraisal contingency in the reservation/arras?
Taxes and costs: confirm whether the sale is subject to VAT (10%) + AJD (Andalucía ~1.2%) as new build, or ITP (7%) if second‑transfer; clarify notary/registry/gestoría estimates.
Snagging and warranty: confirm snagging process, retention amounts, and timelines for fixing defects after handover.
💡 Pro Tip
Ask these questions before making an offer or during the due diligence period. Document all responses in writing.
🏘️ Location Analysis
Research-backed insights about this property's location and neighborhood
🎯 Key Takeaways
Paseo de Sancha 13 sits between La Malagueta and Monte Sancha, one of Málaga’s most coveted beachfront areas just east of the historic center. The city is growing, affluent households cluster in this eastern seafront, and day‑to‑day living benefits from immediate beach access, strong bus links, nearby healthcare, and a short walk/bus ride to metro and cultural amenities; main environmental exposures are coastal storms/heat and a moderate regional seismic hazard.
📈 Population Trends
- Málaga’s population is growing: the official 1 Jan 2024 municipal roll lists 591,637 residents (up about +5,253 vs. 2023), per figures published from the BOE/INE and local press summaries (La Opinión de Málaga; see also the 2024 figure on Wikipedia/INE). - Growth has been fueled largely by international inflows;...
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- Málaga’s population is growing: the official 1 Jan 2024 municipal roll lists 591,637 residents (up about +5,253 vs. 2023), per figures published from the BOE/INE and local press summaries (La Opinión de Málaga; see also the 2024 figure on Wikipedia/INE).
- Growth has been fueled largely by international inflows; 2024 updates highlight the foreign resident share rising toward ~11% of the padrón, accounting for most net gains (Diario Sur).
- The broader provincial context is expansionary as well, with Málaga province adding >21k residents year‑over‑year into 2024 (Cadena SER).
👥 Demographics
- Age structure (municipality, 2024, INE compiled): about 18% are under 18 and ~19% are 65+, indicating a balanced but aging profile (CityPopulation/INE). - Education: Census 2021 indicates a comparatively educated labor force; among the employed, ~47% in Málaga city hold higher education degrees (Málaga Hoy). - Incomes: INE’s income...
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- Age structure (municipality, 2024, INE compiled): about 18% are under 18 and ~19% are 65+, indicating a balanced but aging profile (CityPopulation/INE).
- Education: Census 2021 indicates a comparatively educated labor force; among the employed, ~47% in Málaga city hold higher education degrees (Málaga Hoy).
- Incomes: INE’s income atlas places Málaga below Spain’s top‑earning capitals overall, but the eastern coastal zone stands out—Malagueta‑Limonar posts the city’s highest incomes. Reported figures show ~€22,075 per capita and household medians exceeding €54,000 in Malagueta‑Limonar, well above city averages (La Opinión de Málaga; El Español; background on the INE atlas: INE ADRH 2022).
- Nationality mix: municipal data and press summaries show foreign residents around 10–11% of the population in 2024, concentrated in central/east coastal areas (Diario Sur).
⚠️ Natural Risks
- Coastal storm/erosion and flood exposure: The property fronts Málaga’s urban seafront (La Malagueta/La Caleta). Spain’s official flood viewer identifies coastal and fluvial hazard areas for planning; prospective buyers should check specific parcels in the SNCZI map. Andalusia’s 2022–2027 Flood...
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- Coastal storm/erosion and flood exposure: The property fronts Málaga’s urban seafront (La Malagueta/La Caleta). Spain’s official flood viewer identifies coastal and fluvial hazard areas for planning; prospective buyers should check specific parcels in the SNCZI map. Andalusia’s 2022–2027 Flood Risk Management Plan governs mitigation on this coastline (BOJA—PGRI CMA). Regional studies foresee beach narrowing along parts of the Andalusian coast under adverse climate scenarios by 2050/2100, affecting Costa del Sol segments (Cadena SER resumen técnico).
- Fluvial hotspots in Málaga city concentrate around the Guadalhorce and select arroyos (e.g., Jaboneros), while the encased Guadalmedina is less emphasized; still, intense downpours can produce ponding in low coastal strips (Análisis con visor SNCZI citado).
- Seismic hazard: Málaga sits within Spain’s southern seismic belt (Alborán). The official IGN hazard map assigns a moderate PGA (475‑yr return) compared with Spain overall; construction must follow seismic codes (IGN overview & hazard maps; context in Diario Sur explainer).
- Tsunami/maremoto preparedness: While Mediterranean tsunamis are less intense than Atlantic events, the Junta approved an Andalusian Tsunami Emergency Plan (2023) with building‑level mapping and evacuation guidance; Málaga will develop local actions under this framework (Junta de Andalucía plan; local coverage SER Málaga).
- Heat: Summers are hot and dry (mean July–Aug temps ≈ 25–25.1°C; very low rainfall), relevant for cooling/energy needs (Climate‑Data).
🏛️ Area Reputation
- Malagueta–Monte Sancha is widely regarded as one of Málaga’s most exclusive addresses: recent rankings place it among the most expensive neighborhoods in the city by €/m², topping or near‑topping local lists (Málaga Hoy ranking; El Español; longer‑run context via...
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- Malagueta–Monte Sancha is widely regarded as one of Málaga’s most exclusive addresses: recent rankings place it among the most expensive neighborhoods in the city by €/m², topping or near‑topping local lists (Málaga Hoy ranking; El Español; longer‑run context via El Periódico de España/Fotocasa).
- The area’s brand combines beachfront living, historic villas along Paseo de Sancha/Reding, proximity to the old town and port, and a lively promenade culture around La Malagueta Beach and Muelle Uno (Ayuntamiento—Playa de La Malagueta; Muelle Uno (port promenade)).
- Resident feedback and media note both the amenities and some tension around beach commercialization (larger chiringuito structures), which can affect neighborhood feel in peak season (El País report on La Malagueta beach uses). Overall, the eastern seafront (Malagueta–Limonar–Monte Sancha) retains a reputation as affluent and highly desirable within Málaga city (La Opinión—income by big‑neighborhoods).
🏪 Local Amenities
- Beaches, parks, culture - Immediate access to La Malagueta/La Caleta beaches; La Malagueta is an urban Blue Flag beach (~1.2 km) with lifeguards and services (Ayuntamiento beach sheet). Blue Flags renewed in 2025 for Málaga’s main urban beaches, including Malagueta (SER Málaga). - Harbor promenade and shopping/dining at **Muelle...
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- Beaches, parks, culture
- Immediate access to La Malagueta/La Caleta beaches; La Malagueta is an urban Blue Flag beach (~1.2 km) with lifeguards and services (Ayuntamiento beach sheet). Blue Flags renewed in 2025 for Málaga’s main urban beaches, including Malagueta (SER Málaga).
- Harbor promenade and shopping/dining at Muelle Uno, also home to Centre Pompidou Málaga (Muelle Uno—oficial).
- Transport
- Strong bus coverage along Paseo de Reding/Príes/Sancha; EMT Línea 11 explicitly runs this axis (Alameda–Paseo del Parque–Reding–Príes–Sancha–El Palo/Universidad), with stops like “Paseo de Sancha/Monte Sancha” (Línea 11 route; sample live timetables show these stops along the corridor TransitApp listing).
- Metro de Málaga reached the center in March 2023; the nearest hub from Malagueta/Monte Sancha is typically a short bus/walk to Atarazanas/Guadalmedina for onward metro trips (Junta announcement; Metro de Málaga info page).
- Healthcare
- Neighborhood primary care at Centro de Salud Limonar (República Argentina, 29016) within Málaga East/Center catchment (Servicio Andaluz de Salud—centro).
- Tertiary care at the Hospital Universitario Regional de Málaga (Carlos Haya), the province’s top public hospital complex (SAS hospital ficha; overview Wikipedia). Private options include Vithas Málaga (formerly Parque San Antonio) on Av. Pintor Sorolla, 2 (Europa Press).
- Schools
- Nearby reputable options include Colegio El Limonar (concertado; Infant–Bachillerato) on Paseo del Limonar 15–17 (oficial).
- International pathway: The British School of Málaga in Cerrado de Calderón (15–20 min by car/bus depending on traffic) (BSM—oficial).
- Everyday convenience & leisure
- The promenade and Parque de Málaga, Gibralfaro/Alcazaba, the historic center, and the port’s retail/dining are within a short walk/bus from Paseo de Sancha 13; La Malagueta area concentrates services year‑round (Ayuntamiento beach sheet; Muelle Uno).
Research Sources (33)
💡 How to Use This Information
This location analysis provides context about the neighborhood and area trends. Use this information to understand the long-term investment potential and lifestyle factors that could affect your property decision.
📋 What's Missing in the Listing
Key information not provided by the seller that you need to ask about
📧 Email Template for Agent
Copy this text to email the agent:
Hello,
I'm interested in this property and need some additional information for my due diligence:
- Energy Performance Certificate (CEE/EPC) for the unit or project
- Licencia de Obra reference and construction status/progress photos
- Estimated completion and handover dates
- Licencia de Primera Ocupación (LPO) commitment at delivery
- Exact unit floor plan with dimensions and m2 útiles; number of bathrooms; storage/terrace details
- Memoria de calidades (specification list)
- Confirmation of building protection/catalogue grade and related approvals
- Horizontal Division, community statutes and provisional budget/fees; reserve fund policy
- Geotechnical report and structural/waterproofing documentation for retaining walls and pool
- Parking/storage availability and prices
- Utility connections and planned electrical power capacity; internet/fiber availability
- Appraisal (tasación) or market comps supporting price
- Tax regime for this sale (VAT+AJD vs ITP) and full purchase cost breakdown
Could you please provide this information? Thank you.
Property Overview
Key metrics and details