How to buy a masía in Girona: complete guide

Before you start viewing

Buying a masía is nothing like buying an apartment. The asking price tells you little: two masías with the same price can differ by 300,000 € in actual cost depending on their structural condition, planning status, and access to water and electricity.

Before the first visit, it is advisable to be clear on three things: the total budget (purchase + renovation + taxes), the intended use (residence, rural tourism, agricultural operation), and the maximum realistic distance to services you are willing to accept in winter.

What to look for during the visit

• Structure: beams, floor slabs, and load-bearing walls. Rising damp in stone walls is common and expensive to fix.
• Roof: this is the most expensive part of a renovation. A roof replaced within the last ten years completely changes the equation.
• Water: legalized well, spring, municipal mains, or storage tank. Without guaranteed water, there is no certificate of occupancy (cédula de habitabilidad).
• Electricity: distance to the nearest supply point. A grid connection spanning several hundred meters can cost tens of thousands of euros.
• Access: public road, right of way (easement), or private access. It is best to verify this in the title deeds, not just on the ground.

Documentation to request

1. Updated Land Registry excerpt (nota simple).
2. Cadastral reference and record, showing plot and build areas.
3. Town hall planning certificate: what can be renovated and what can be extended.
4. Certificate of occupancy (cédula de habitabilidad) and energy performance certificate.
5. Proof of payment for rural and urban property tax (IBI), and status of encumbrances.

Taxes and expenses

In Catalonia, resale purchases are subject to Property Transfer Tax (ITP) with rates starting at 10 %. Add notary, registry, and administrative agency (gestoría) fees, plus mortgage costs if financing is involved. As a rule of thumb, set aside an additional 12-13 % above the purchase price.

Where the real negotiation happens

Room for negotiation opens up when you arrive with information: a building survey, a fixed renovation quote, and a planning analysis. A buyer who documents the true cost of making the property usable negotiates with facts, not feelings.

Would you like us to review a specific property with you? We can accompany you on the visit and assist with the preliminary analysis.