How much is my house worth in Spain? A free valuation, and the risks that can lower its price

“How much is my house worth?” is the question everyone asks before selling, after inheriting a property or when a listing looks expensive. The short answer: it is worth what someone would pay for it today, and that rarely matches the price you see on property portals. This guide explains what drives the price of a home in Spain, why asking prices mislead and which risks can lower the price without anyone telling you. And how to value it for free in two minutes.

Asking price, sale price and appraisal are not the same

• Asking price: what the seller asks for. It includes room to negotiate and sometimes a lot of optimism. Comparing your home with listings gives you a ceiling, not a value.
• Sale price: what is actually paid at completion. That is the figure that matters, and it is usually below the asking price.
• Official appraisal (tasación): carried out by an appraisal company approved by the Bank of Spain under Order ECO/805/2003. Banks require it for a mortgage; it costs money and needs a visit.
• Indicative valuation: a data-based estimate, without a visit, to know your range before setting a price, making an offer or negotiating. That is what Hogarfax's free valuation gives you; it does not replace an appraisal.

What pushes the price of a home up or down

Two homes on the same street can be worth very different amounts. These are the features that weigh the most, which is why we ask about them:

• Size, but not in a straight line: the price per m² falls as the home gets bigger. A 60 m² flat usually has a higher €/m² than a 150 m² one in the same building.
• The plot, for houses: a 150 m² house with no garden is not worth the same as one on a 1,000 m² plot. For houses, the plot counts.
• Condition: new build, renovated, good condition or needs renovation. For a house, “needs renovation” can mean roof, installations and windows: a huge difference.
• Floor, lift and facing for flats: a ground-floor interior flat with no lift and an exterior penthouse are not comparable.
• Extras: parking space, terrace, swimming pool, storage room, garden or air conditioning.
• The area: what is really being paid for similar homes nearby.

The risks nobody mentions (and that lower the price)

Portals and typical valuation tools give you a figure assuming the home has no problems. An informed buyer, their bank or their insurer will look at them:

• Flood zone or wildfire risk: they make insurance more expensive and put buyers off.
• Charges and easements in the Land Registry: an uncancelled mortgage, an embargo or a right of way change the real cost of the purchase. See how to read a nota simple.
• Listing vs Cadastre square metres: if the listing says 120 m² and the Cadastre 98, the real €/m² is much higher than it looks.
• Building age and inspection: an old building without an up-to-date technical inspection (ITE/IEE) can bring special levies.
• Surroundings: a dam, a high-voltage line or a busy road nearby.

A real example: a 167 m² house on a 978 m² plot

For this 1964 house in the Madrid mountains, the valuation gives a most likely sale price of €542,000 and a likely range. But the interesting part is below: 7 risks that can affect its price, spread across the condition of the property, natural hazards and its surroundings. Before setting a price or making an offer, it is worth knowing which ones they are: some can be negotiated, others fixed, and others change the decision.

How to value your home for free in two minutes

• 1. Find it by address or cadastral reference at hogarfax.com/en/property-valuation-spain. No sign-up needed.
• 2. Check the details: we pre-fill what the Cadastre already knows (size, plot, year); you add bedrooms, bathrooms, condition, floor and extras.
• 3. See your result: most likely sale price, range, €/m² and, if you tell us the price you have in mind, whether it is above or below.
• 4. See the risks: how many the home has and in which sections. The detail of each one is in the full report.