Hi gang
Does anyone know the current value of an acre of rural/agricultural land please? Mi info is a few years old when it was about 1500 euros an acre. Anyone have newer info?
Bruixot

I was recently told by an estate agent in Mas de Barbarians that Agricultural land is not valued by the acre.
He said a valuation was based on the house on the Parcela and if it had a Cedula and was legal.
So I asked what would be the value of a house on a one acre Parcela and the same house on a ten acre Parcela and he replied the same !

I don't know who your estate agent is but according to his logic it's worthless without a house on it?
And I didn't expect it to be valued by the acre just by square meters or jornales and converted. Does anyone have a clue please? Surely Jools? : )
I'm not looking to buy or sell I am just trying to find the real value.
Bruixot

I would say it is very difficult to value a acre of land. So many things have to be considered. Is it an acre on its own or part of a larger pacella,? does it have a building or not?, does it have access,? does it have water,? does it have a power supply? Is it near a village?, a main road,? a beach,? nearby neighbours? Is it strategic to some other land? Does the owner want to sell it? How much does the buyer want to buy it.? Its real value is what the buyer will pay and the seller will sell at. :'(

Sorry to change the subject slightly but along similar lines. 
Does anybody know the easiest way to find out if a certain piece of land is for sale and if so how to go about making an offer for it.
The land i am referring to was farmed with pears but the gentlemen was getting on a bit and about three years ago puled the trees up and nothing has happened with it since.

Thanks for any advice in advance.

Caz

Of course it varies but there is an average price for an area of agricultural land and it is this I am trying to find. As I said two years ago it was 1500 euros. I am trying to find if this has changed much in the last few years.  For making an offer on land go to the ajuntamineto and find the parcela and poligono numbers and they will tell you who owns it and their address. Go and make an offer.
Bruixot

Dont the bank do mortgage valuations based on the gross/net income.Assuming of course that it is in production.

According to this article unlike urban land agri land prices have not fallen very much in Spain i.e 7% So if it was 1500 it should be about 1400 now.
http://www.spanishpropertyinsight.com/2012/12/24/agricultural-property-prices-in-spain-holding-up-best/
Hope this helps :)

Where did the 1500 euros for two jornales (1 acre) come from?
I don't think I have seen much land that cheap, unless middle of nowhere and nothing on it. :o

It was a figure based on dry cultivated land with no buildings. I've spoken to someone in the real estate business today and got a much lower figure. Just because some agents are asking for 5 thou for an acre doesn't make it worth that. The figure I was given today was nearly half of the one three years ago. Incidentally having water on your land doubles the value.
I've found out what I needed to know thanks. Do you doubt the 1500 figure then? I could go and buy an acre and a three quarters of cultivated,dry land with no buildings without negotiating right now if I had two grand in the bank.
Bruixot

And having read the comments on the aforementioned article on rural land price drops I find this coincides with the info I've been given. Unfortunately Spanish companies seem to be in cloud cuckoo land when it comes to prices as do the sellers of anything second hand here.  I can buy the stuff new and ship over here from the UK and still beat their prices by more than 50%
As for not seeing land at these prices for sale just because the sellers expect X amount doesn't make it really worth that. Ditto for estate agents which could be a case of unscrupulous persons inflating prices for suckers for a fatter commission or, in the case of honest agents, unrealistic prices demanded by the sellers.
Bruixot

Bruixot,  I would have thought the world was your Oyster at present here with regard to buying anything!  Non of us ex-pats can sell our places except at rock bottom prices! I have piped Water & mains Electric,plus good access etc.. but my property & rural land seems to be valued at the same price as similar sized properties (Fincas) with crap access,no piped water & no mains electric!  Valuations etc..  depends on who's buying!!!     :'( :'(

It's not only the Spanish estate agents who talk complete rubbish !
I recently had an English agent try to convince me that you could not split parcelas and sell off part plots,as the Spanish do when they sell a shack on a quarter acre allotment !
Estate agents seem to have the opinion all brits don't have a clue with regard to land and house sales.

Hi bruixot,

I bougt my finca in 2006. According to my research at the time a good price for dry campo land was  0,25 euro a square meter (around 1000 euro an acre). Of course things as a nice ruin to reform, a nice area etc. could raise the price a bit. And big pieces of land (above 10 acres) are relatively a bit cheaper. In the end I paid 0,35 euro a square meter. I don't think the prices for campo land did change a lot the last few years. My rule of thumb to find the market price: Look on the big property websites as kyero, libercase or mipercela. the cheapest 20% represents a realistic market price, the rest is wishfull thinking.

Mark

As Smidge said earlier:-
The real value of something is what the buyer will pay and the seller will sell at.
I don't doubt that there is land out there for 1500 euros an acre and possibly cheaper, but it depends if it is the land you want. If it is then great, if not you have to pay what is asked for the land that you do want.
There are many people out there giving different estimates. Back in the boom many were saying 6000 a jornale for land with water and 4000 for land without. I know for a fact many people paid this , or close, at the time for what they wanted, as it was what they wanted and were prepared to pay it.
It also seems like everyone should be coming to you Bruixot for their second hand needs if you can beat all the prices on here by 50%  ;)

I always felt we got a good deal with the only property we bought via an agent back in 04 and whilst it was a little over valued we weren't ripped off or lied too. Glad I'm not planning on selling.
Some of the asking prices we see are ridiculous if you know true value though. Part of the problem is ripped off people trying to recoup there losses by passing it on to another sucker.
Bruixot

Not me beating it but eBay and UK companies. For example of high end equipment : chipper shredder new on eBay 1700 euros- used on segunda Mano 5000euros. Caterpillar tracks new in Spain 3000 euros-new in uk 1100 pounds including delivery to Spain. Don't we all fill our luggage with an eclectic mix of stuff on a visit from the UK? And not just stuff we can't buy here but stuff that's so outrageously overpriced we wait until a UK trip to pick one up. Or is this just us? : )
Lots of things are cheaper here too of course. Cost of living for one. It's a case of swings and roundabouts I guess but some of the prices asked here do boggle the mind.
Bruixot

We also got a good deal through Catalan friends, but I think that it is a bit derogatory saying that anyone ripped off, or lied to is a sucker. That has probably happened to many people on here.

Funny you should say that as I was just discussing the term with my partner. If you are ripped off by someone then you were considered to be a sucker by them. It depends on your point of view. I consider someone taken as a sucker to be the wounded party and the ripper offer as the parasite. We are all suckers to someone. Apparently google can make 5000dollars tracking your data in exchange for using their 'free' services. Maybe we should invent a new term than sucker as surely the rippers off are the leeches here. I feel for anyone who was tricked/fooled into paying over the odds (it has happened to me too with some things) but surely then trying to pass that off to someone else makes you(and by you i dont mean any one person personally) as bad or at least another part of the problem.
It's an ethics issue. It's one of the reasons I'd be no good in business. I feel guilty making a profit. Nothing wrong with some profit it's their/your living but price gouging is something else surely?
I'm not trying to offend anyone it's not my style. I prefer reasoned discussion and rational exchange of views and ideas.
Bruixot

Sounds like you had the, or one of the few honest Estate Agents out there actually telling you the truth.

What the Spanish say and do is not always legal or correct, shocking isn't it....



wrote on Jan 29^th, 2013 at 8:32pm:

It's not only the Spanish estate agents who talk complete rubbish ! I recently had an English agent try to convince me that you could not split parcelas and sell off part plots,as the Spanish do when they sell a shack on a quarter acre allotment ! Estate agents seem to have the opinion all brits don't have a clue with regard to land and house sales.

Bruixot, we have just finished building a house here and we have bought so many things in/from the UK as they are so expensive here.  Good quality lighting, crockery, bed linen and towels to name but a few. 

I doubt very much that we could sell our house for the amount it has cost to build it but we aren't planning on going anywhere so it isn't a problem.

Hey Pondgirl
We too won't be able to realize the value of the place except by happily living in it for the next forty years. : )

hi, i would like to finish my property and get the use of it also but am now worried about the theft going on ,my property is in ginestar area,
i bought 2 parcels of land in 2006 and probably paid over the odds for them but i built on one which just about makes the purchase price ok,but i cant build on the other so it is now not worth a fraction of what i paid for it ,unless the rules and economy change over there it will probably remain worthless for evermore,
the thought of all these parcels of land never being used again and there are dozens of them near ginestar, is crazy ,
thousands of hectares doing nothing ,producing nothing and just left to be overgrown doesnt make sense,
the spanish government needs to give incentives to landowners to grow and produce on their land then maybe spain can get out of the rather large hole its found its self in,
kinda serves the country right for alienating the incomers and making peoples life difficult,
the thieving scum that float about stealing off everybody cant help either >:(

Spain has no money left for incentives its a broke country.

wrote on Jan 30^th, 2013 at 10:15pm:

thousands of hectares doing nothing ,producing nothing and just left to be overgrown doesnt make sense, >:(

It make sense if you see it as 'natural area' or 'protected land' or....if you want to (financially) protect the owners of buildable land.

I agree this wont help the local economy, but it is the same political story in Holland or the UK I suppose.

mark

wrote on Jan 29^th, 2013 at 8:32pm:

It's not only the Spanish estate agents who talk complete rubbish ! I recently had an English agent try to convince me that you could not split parcelas and sell off part plots,as the Spanish do when they sell a shack on a quarter acre allotment ! Estate agents seem to have the opinion all brits don't have a clue with regard to land and house sales.

Actually, there are clear restrictions on if and how various types of rural land can be split into smaller plots. This depends on whether the land is irrigated, non-irrigated or forest land, and it's the agriculture department that determines exactly how the land is divided.

With regard to land prices, the Generalitat's tax dept issues minimum prices per hectare for different types of crops, for every village in Catalonia.

And the Catastro value of the land is also a pointer to the minimum land value.

As Jools rightly points out, lots of other factors come into play and at the end of the day a piece of land is worth what someone else is prepared to pay for it.

But hey, I might be talking complete rubbish, after all I'm a British estate agent! ;)

Jeff

AICAT reg. 2671

wrote on Feb 2^nd, 2013 at 1:53pm:

And the Catastro value of the land is also a pointer to the minimum land value.

I doubt this statement, the last catastro value I have seen for my 10 hectares of land is 185 euro. ;D

El Alto,
May I ask where you got your last Catastral figure from ?
When I asked in the Adjuntament for my rateable value,from the land registry,I was told it was nothing to do with them and I should go to the Basa.

Hi Phil,

I suppose the BASE indeed can tell you. I saw it on a computerscreen at the ayuntament in the procedure for a building permit. It looks like they had an on-line connection to the BASE. They probably have to, as they are collecting the IBI, based on the valor catastral.

Mark

Hi Phil,

I just rember the valor catestral was also on the copia simple I received after I bought the finca.

Mark