Olive Press Property Magazine August 2025 issue 476

EXPAT homeowners are being urged to review their mortgages as more people switch their loans to different banks.

The trend has taken hold as lenders are offering increasingly attractive deals following eight consecutive interest rate cuts by the European Central Bank over the past year.

Moving your mortgage - known as ‘subrogacion’ in Spain - rose to 4.5% of all new mortgage operations in the second quarter of 2025.

This is the first increase since late 2023, according to data from idealista/ hipotecas.

The surge comes as the ECB has driven eurozone interest rates down to just 2%, prompting Spanish banks to offer increasingly attractive fixedrate mortgages.

Meet the architect whose elegant designs are as breathtaking as they are modern

BUILDING BEAUTY INTO NATURE

Malaga gets the Zaha Hadid touch

IT’S not just the sun that’s sizzling in southern Spain

- Malaga is getting a bold architectural makeover, and it’s as glamorous as it is groundbreaking.

The global icons at Zaha Hadid Architects have just unveiled pictures of a new 21-storey residential stunner set to rise in the El Bulto area, and it's nothing short of architectural theatre. Sculptural waves of glass and concrete wrap skyward like a luxury yacht caught mid-sail - and each floor is a fluid ripple of balconies, soft lines and seamless design.

Perched along the sparkling Mediterranean coast and right beside Malaga’s busy marina, the new tower is part of a wider regeneration scheme. From the renders alone, it’s clear the project is going for a bold aesthetic statement. The tower’s sleek, undulating façade plays with light and shadow throughout the day, blending a futuristic edge with soft organic curves.

Floor-to-ceiling glass ensures that views of the marina and coastline are uninterrupted and truly panoramic.

The development promises 153 high-end residen-

ces alongside 80 subsidised homes for long-term local residents - bringing a balance of luxury and community to what was once an industrial pocket of the city.

The streetscape at ground level is equally considered. Cafes and shops spill out beneath dramatic white overhangs, while landscaped courtyards and public plazas invite both residents and locals to mingle.

Think balmy evenings under golden lighting, palm trees swaying, and diners clinking glasses on sleek terraces nestled between sculptural forms. In true Hadid fashion, it’s all high-concept fluidity and no harsh angles. Interiors haven’t been fully revealed, but expect ultra-modern minimalism paired with elegant natural finishes, all tuned to the rhythm of the coast.

With the addition of this showpiece, Malaga is fast becoming a design destination to rival Barcelonaproof that even a once-grim industrial zone can be reimagined with vision, investment, and a whole lot of architectural swagger.

MAKE THE MOVE

ExpatsinSpainadvisedtheycouldsavemoney byreviewingtheirmortgagesasbankswitching trend rises thanks to interest rate cuts

By Walter Finch

Several lenders are now offering deals at around 2.5% with maximum bonuses, with some operations being signed at close to 2% or even below. Switching will undoubtedly reduce monthly payments and provide greater stability.

“After the wave of mortgage changes in 2022 and 2023 caused by soaring Euribor rates, there are now excellent fixed and mixed-rate conditions being offered,” said Juan Villen, at Idealista “Banks are even actively encouraging those with variable mortgages, as well as some who signed fixedrate deals at higher levels, to review their mortgages.”

The trend has seen fixed-rate mortgages dominate the market, accounting for 80% of all new home loans - a historic high. Among those moving their mortgages to new banks, 75% are opting for fixed-rate deals, the highest level since early 2022.

Madrid leads the charge in requests to move mortgages to new banks, representing 26.7% of all applications nationwide, followed by Catalunya at 22.8% and Andalucia at 14.2% - key expat property markets. Those seeking to move their mortgage

in Madrid have an average monthly income of €4,600, well above the average nationally of €3,900, while the average amount requested for the bank transfer stands at €288,000 in the capital.

The data suggests expat homeowners could save significant money by reviewing their current mortgage arrangements.

However, experts don’t expect bank-switching activity to return to the record levels of autumn 2023, when it peaked at over 16% of all operations.

Mark Stucklin www.spanishpropertyinsight.com

FROM last month all tourist

lets and seasonal rentals

- including room rentalshad to display a unique registration number to be listed on platforms like Airbnb , Booking.com or Vrbo

The reform, part of EU Regulation and implemented through Spain’s Royal Decree 1312/2024, aims to increase transparency and control fraud in the digital rental economy. In theory, the new national Registro Unico de Arrendamientos and its accompanying Ventanilla Unica Digital should make things clearer and cleaner.

But in practice, the launch has been marred by the kind of teething problems that tend to accompany anything emerging from the Spanish Housing Ministry.

At the heart of the problem is the gap between policy and reality.

While the law is now in force, only around 200,000 properties have obtained a registration number - leaving up to 55% of Spain’s estimated 370,000 holiday rentals out in the cold and potentially illegal in the eyes of the authorities. Platforms are now required to

ROCKY START

Spain’s new short-term rental registration scheme has been launched with questionable execution especially for the thousands of foreign owners caught up in the chaos, writes Mark

de-list any property that lacks a registration number, though how rigorously this will be enforced remains to be seen.

Some of those without a number may be dodging the rules, but many simply don’t know about them - or have tried to comply and failed. The system for obtaining a registration number relies heavily on Spain’s infamous electronic bureaucracy, including the Cl@ ve system and digital certificates that even Spaniards struggle to use.

“

Stucklin

sums it up neatly.

“We feel caught in a Catch 22 and may lose our satisfactory balance lasting many years of legal seasonal rentals alternating with family holiday use,” she told me. She’s not alone.

“ It’s almost as if the system is designed to make it difficult for non-resident owners to rent out

Lucy Hadfield, who bought a home with her husband in the Valencian Region nearly 20 years ago,

Thousands of foreign non-resident owners are likely in the same boatwilling to comply, but blocked by a clunky and unwelcoming system.

“It’s almost as if the system is designed to make it difficult for non-resident owners to rent out their property legally” added Lucy.

Help is available for a fee, of course - companies have already sprung up offering to navi-

gate the bureaucracy for you. But before you shell out, it’s worth asking: do you even need to register?

According to the new law, registration is only required if you use an online platform that handles bookings and payments, or collects data on guests and stays - think Airbnb and Booking.com.

If you advertise your rental on a classified site like Idealista or ThinkSpain that doesn’t facilitate transactions, you’re technically off the hook.

The Ministry of Housing has confirmed this interpretation. But don’t relax just yet. Legal experts warn that authorities could decide you’re in breach anyway, if your activity is seen as undermining the regulation’s intent.

So while the letter of the law may not apply, the spirit might - and registration is probably the safest option.

ALHAMBRA FEVER

IT’S not Madrid, Barcelona or even Malaga.

The fastest-moving property market in Spain right now is Granada, where nearly one in three homes change hands in under seven days.

The Andalucian city tops the national league for so-called ‘express sales’ – properties listed for less than a week before finding a buyer.

Granada’s 32% share dwarfs the national average of 13%, which has actually dipped slightly from 14% a year ago.

Property experts point to Granada’s unique mix of factors, including relatively affordable prices, strong rental demand from students, and an influx of buyers seeking lifestyle and investment opportunities.

But the home of the Alhambra isn’t the only less popular location to dominate the rankings.

Next comes Huesca (27%), Soria (25%) and the north African enclave of Ceuta (23%).

The traditional power house of Madrid sits further down the list at 18%, while Barcelona, Malaga and Palma all hover around 12%.

In fact, the big names have cooled. Barcelona’s rate has fallen to 12% in a year, while Malaga slipped from 16%. At the other end of the spectrum, some markets remain sluggish. In Pontevedra, Badajoz, Ourense and Zamora, just 5% of homes sell within a week.

The report by Idealista based on the second quarter of 2025 sales also highlights how fortunes can change fast. Soria has seen the most dramatic surge – from zero express sales in the same quarter last year to a quarter of all transactions now. Ceuta has jumped from 6% to 23%, while Huesca leapt from 12% to 27%.

Property insiders suggest smaller, lesser-known cities can sometimes outpace the big hitters because demand is concentrated on a much tighter pool of homes.

In places like Soria, Huesca or Ceuta, the same effect can be amplified by limited supply – when the right home appears, local buyers and opportunistic investors are ready to pounce.

November 29thDecember 12th 2023

Height of luxury

WELCOME to the very pinnacle of prestige - stunning Villa Makena, perched high up in the opulent hills of Marbella.

Based in Altos de Los Monteros, the sweeping sea views, 20-metre infinity

All up at the Castillo

A PROPERTY company has announced plans to build 45 new sustainable homes on the Costa del Sol.

Madrid-based Metrovacesa will develop Castillo de Lagos into eco-friendly residences in Velez-Malaga.

The new residential development, Proa, will feature 45 modern, sea-facing, three-bedroom detached homes, each with a private garage and spacious terrace. Prices will range from €388,000 to €464,000 and are expected to be completed in the second half of 2028. The complex will also include landscaped communal areas and swimming pools.

Experience

Metrovacesa is one of Spain’s oldest developers with over 100 years of experience.

In December 2024, the market value of its assets reached €2.38bn.

The company currently manages 115 active projects throughout Spain, collaborating with local partners to meet the needs of each market it operates in.

Buy or sell favourites

MADRID, Valencia, and Zaragoza were the most ‘in demand’ municipalities in Spain for buying and selling properties during the second quarter of 2025.

Provincial capitals continued to dominate the list with eight of the top 10 towns and cities coming under that category.

Once again Madrid topped the standings ahead of Valencia in second and Zaragoza third. The Valencian region town, Torrent came fourth, followed by Santa Cruz de Tenerife (5), Las Palmas de Gran Canaria (6), and Barcelona (7). Sevilla is in eighth followed by Gijon and A Coruña.

pool and a rooftop built for sipping champagne are the order of the day.

The 750 sqm villa - costing a

cool €7.9 million - is designed across multiple levels to showcase the uninterrupted Mediterranean views.

Not only does the villa boast a south-facing infinity pool that disappears into the horizon but also a rooftop terrace with a lounge area, bar, and a fireplace - creating the ultimate entertaining hub.

The five bedroom residence also offers a wellness zone that rivals

five-star spas, hosting a private gym, yoga studio, and a calming candle lit Turkish bath.

you can

For those who appreciate luxury, space and silence, the area provides peace, security and privacy yet is just minutes away from fabulous beach clubs, golf courses and fine dining

spots in central Marbella. The villa, nestled among a canopy of palm trees, is ready for turnkey delivery within 16 to 22 months through the design-focused team at Solvilla properties.

Rental rip-off?

LANDLORDS across Spain are booting tenants into costly short-term lets to get around housing rules – leaving punters hundreds, even thousands, out of pocket.

New figures reveal a surge in so-called ‘seasonal’ rentals –11-month contracts that dodge rent caps, and legal limits brought in under Spain’s 2023 Housing Law.

The 2023 law has been controversial as it encouraged shortterm rental listings, which

Landlordsditchlong-termlets tododgenewhousinglaw

By Walter Finch

soared by 26% last year, now making up 15% of the total. The law was meant to protect tenants from being squeezed – but it’s ended up pushing them into a grey zone of rolling 11-month contracts, where rules don’t apply and prices

keep rising. Barcelona is the worst hit city, with nearly half of all rental listings now seasonal, up 31% from last year. That means thousands of renters are shelling out eye-watering agency fees of €1,500 to €3,000 – fees their landlords would have to cover if the contract were longterm.

San Sebastian (39%), Girona (37%) and even Badajoz (33%), in Extremadura, are seeing landlords make the same switch, ditching proper leases for loophole contracts.

The trick? By calling the contract ‘seasonal’, landlords avoid strict rules on rent rises, eviction rights and who pays the estate agent.

It’s a growing problem across Spain – Bilbao’s seasonal listings are up 29%, Madrid 25%, and Malaga 24%.

MALAGA’S housing market is hotter than ever and prices are now nearly 50% more than at the peak of the 2007 property bubble.

In just 10 years, the price of a standard 80m² flat in Malaga has rocketed from a relatively modest €125,000 to a jaw-dropping €331,609.

That’s a 164% increase, putting the coastal city in the upper echelons of Spain’s property hotspots.

According to the latest figures from Fotocasa, Malaga has hit an all-time high, with the price per square metre now standing at €4,145 - nearly 50% higher than the peak of the 2007 property boom. Back in the heady days of April 2007, the cost per square metre was €2,778. Following the bubble burst, prices plunged by more than half before starting to gently recover in the following years. While the market took a brief breather during the pandemic, the boom began again in mid-2015, with year-on-year increases regularly pushing past 20%. In fact, the Malaga property market has been seeing uninterrupted growth since the pandemic’s end in 2021, with no sign of slowing down anytime soon.

Malaga is now officially one of Spain’s hottest property markets - and it shows no signs of cooling off.

Local experts claim that this rapid growth is largely down to a combination of factors: high demand from both national and international buyers, a limited supply of new housing, and the city’s appeal as a prime destination for both remote workers and foreign investors.

The city’s transformation over the past decade - from tourism hub to business hotspot - has turned it into a real estate goldmine, but it’s come at a cost.

At the peak of the 2007 property bubble the same 80m² apartment in Malaga would’ve set you back an ‘unaffordable’ €222,232 - still a far cry from today’s staggering €331,609. Experts claim that Malaga’s meteoric rise reflects a structural shift in the demand for housing. Maria Matos, head of research at Fotocasa, explained: “Malaga is now one of the most dynamic and tensioned residential markets in Spain. The fact that property prices are 49% higher than the peak of the 2007 real estate bubble shows just how much demand there is, both locally and internationally. The city’s transformation over the last few years has made it a magnet for foreign investment, tourism, and remote workers.” Malaga’s housing market is now 53% more expensive than the national average, and while prices have started to moderate slightly in 2025, they’re still historically high.

Even smaller cities like Ourense have seen a massive 600% jump in short-term lets.

“Tenants are being left with less protection, higher costs, and nowhere to turn,” warned one housing watchdog.

TWO coastal cities in the Basque region are among the most expensive places to buy or rent properties in Spain.

San Sebastian and Bilbao both sit in the top five priciest spots in the country.

The new study by Idealista shows the top 10 is more or less the same as it has been for years.

After San Sebastian come Spain’s two biggest cities - Madrid and Barcelona, before Palma, in Mallorca, makes an appearance. Malaga comes in sixth, with Valencia in seventh and Sevilla eighth.

The major change, is that the high prices are getting even higher, making it even harder for people on modest incomes to get into the property mix.

The top 10 list is:-

● San Sebastian

● Madrid

● Barcelona

● Palma de Mallorca

● Bilbao

● Malaga

● Valencia

● Sevilla

● Las Palmas de Gran Canaria

● Girona

PRICES for new homes in Spain will continue rising in the second half of 2025.

It comes after prices reached an average of €3,151 per m2 in June - a yearly rise of 7.5%.

And a report by appraisal company, Sociedad de Tascion, predicts the price will be €3,291 by the end of the year.

New properties - around a fifth of the market in Spain - cost 44% more than second-hand homes.

Reasons for the variation include higher building standards and better energy efficient structures, along with a lack of supply.

Consuelo Villanueva from Sociedad de Tasacion, said: “The availability of new builds is seeing a slight improvement after a 19% increase in the number of new construction permits in the first quarter of 2025 compared to last year.

“However, it still remains well below the levels necessary to meet the demand of the market,” she warned.

Villanueva added that inflation had put pressure on household purchasing power and that the rise in property prices ‘structurally limits the ability to access housing’,

BUILDING BEAUTY INTO NATURE

How a Valencia architect is making a global name by working with the landscape around him

DRAWING inspiration from the natural beauty of the landscapes they inhabit, Fran Silvestre designs properties that seamlessly integrate while maintaining their signature style.

His Valencia-based architecture studio is known for its playful geometric design, luxe swimming pools and impeccable white walls - elements that can be found throughout its properties. However, the studio also values connecting each property to the nature it is set in.

The firm boasts a diverse array of designs, from vineyards to citys -

By

capes, jungles to mountainsides… and in each, the location and design varies greatly; some properties mimic the natural curve of the land while others use shallow water to reflect the landscape back to its owners.

Silvestre’s designs demonstrate a commitment to balancing multiple interests with a united product. This focus is not only reflected through the homes, but in their impact on the users and the builders involved in its development.

From an aerial view, Casa Sabater can be seen zig-zagging through a tropical jungle of palm trees and lush vegetation. Striking a balance between the organic elements and the studio’s signature geometric

style, the residence spreads around a series of existing large trees. Though the large windows remain minimal, they are juxtaposed by the eye-catching shape which contours to the gentle curve of the land.

La Montaña Vacia

Constructed within a small portion of excavated mountain, La Montaña Vacia, boasts a low-impact focus. From an outside view, only the deck pool and a

sliver of the minimalist living area can be seen, peeking out from the lush, mountainous range. The virtually unobstructed topography mirrors the overall focus on

sustainability, as the residence itself has a naturally regulated temperature from the mountain’s high resistance to temperature changes.

Continues on next page

Offering you help, support and advice during your search, through the buying process and personal after sales services. We have a wide range of properties to interest our clients, from small village houses to large country fincas or cortijos.

€54,000 compensation for Brit against Banco Sabadell/Solbank mortgage

TENS of thousands of mostly British homeowners in Spain could be owed a cool €50,000 in compensation after crafty banks were exposed for putting a hidden clause in their mortgages.

If you had a mortgage from Sabadell, Unicaja or many other banks, you could be in for a big windfall.

It stems back to the early 2000s when a string of lenders secretly wrote in their clients’ contracts that interest rates could not drop below 3.5% – in what is now known as a ‘floor clause’.

However, for a decade, between 2011 and 2021, the interest rates in Spain sat at a record low, between zero and 1%. What this meant was tens of thou-

The clients are named Turner and the house is in Orihuela... and the ‘floor clause’ affected mortgage was approved in 2008

sands of homeowners spent years paying hundreds of euros more per month than they should have done.

One legal firm in southern Spain has been at the forefront of winning back money for affected homeowners – and on a promised ‘no win, no fee’ basis.

Fairway Lawyers boss Diego Echavarria, based in Marbella, told the Olive Press that one of his latest clients, the Coopers, were recently awarded a total of €21,075, plus legal costs. The British family had bought a home in Riviera del Sol, in Mijas, in 2006, but didn’t sell up until recently. They were totally unaware of the floor clause issue until they read about it in a copy of the Olive Press last year. Now, after six

months of legal wrangling, Echavarria, originally from Madrid, has won them the fee, plus compensation.

“It’s always a bit of a game and involves plenty

of legal letters being pinged backwards and forwards, but I know what I’m doing having done this for years now,” he explained.

It comes after the golf-loving lawyer, a member of Guadalmina, won another British couple, the Brighouses, €48,359, last summer.

The couple had bought an off-plan apartment in Mirador de Costalita, in Estepona, in 2004. They took over the mortgage from the developer, which contained the hidden clause and they ended up paying an extra €250 per month than required. It was the fourth case Fairway Lawyers have won on homes in Mirador de Costalita alone.

There are thousands of similar cases all around Spain in which expats or former expats had no idea they were victims.

“Right now I am handling cases all

over the country,” explained the father-of-two.

Warning signs

There are two tell tale characteristics to look out for; Your mortgage was signed off between 2001 and 2010 and your payments were the same amount for a large number of years.

“What is key is they will not have lowered for years,” continued the lawyer, who also handles many other legal work, in particular conveyancing from his office in Marbella.

He added: “Even if you have sold the property and paid off the mortgage, you can still claim.

“There is no deadline since the latest ruling from TJUE (Tribunal de Justicia de La Union Europea).

“There are around 100,000 mis-sold mortgages that have yet to be resolved in Spain.”

If you want to claim for a mis-sold mortgage or feel you may have been affected, contact diego@fairwaylawyers.com or send a message via Whatsapp to +606 307 885

Simple process

WHAT BANKS WERE INVOLVED IN FLOOR CLAUSES?

Most Spanish banks, but especially Banco Popular (now merged with Santand- er), Caja Duero, Caja España (merged with Unicaja), La Caixa, Solbank, Sabadell and many other savings banks which have since been taken over by major banks.

WHAT IS THE PROCESS FOR MAKING A CLAIM?

You need to submit a claim be- fore the bank to try to reach a settlement out of court. Then comes a three-month period in which you await their response. Unfortunately the Spanish banks do not want to reach any kind of agreement or set- tlement and they always force the clients to go to court to get a positive ruling. They do this because they hope clients will get fed-up with the process and drop the claim – which is why we operate on a no win no fee basis.

November 29thDecember 12th 2023

Bodegas

Dominio D'Echauz

Aligned perfectly to the curvature of the vineyard it sits atop, Bodegas Dominio D’Echauz melds unique architecture with functionality as a winery. The long design of the property reflects the process of making wine, from the arrival of the grapes, to fermentation, aging and bottling the wine. Thoughtfulness defines this property, even down to the building's elements using a cork-based mortar, which pulls together the design visually, as well as optimising the conditions for wine aging.

Casa Piera

A striking wall of thin, vertical panels line the side of Casa Piera. The residence draws inspiration from what many may see as a limitation: a set maximum height for opaque fences surrounding residences in many municipalities. The unique fence veils Casa Piera, allowing just the right amount of light to pierce through, while also allowing its residents to keep their privacy.

Villa Noon

Five circles of various sizes may appear as a typical family home, however, Villa Noon boasts the very same kitchen, bedrooms and dining room as many other residences.

The cylindrical volumes are of various heights, contouring to the slope of the land and overlooking the La Reserva development, in Sotogrande. It carefully maximises on the views towards the sea and Africa beyond.

ATRULYFRONTLINEGOLFRESORT LIFESTYLEINALCAIDESA

frontline golf homes & beach club

Serenity is an exciting new development in Alcaidesa, set in a frontline golf location just 10 minutes from Sotogrande Offering the highest quality 1, 2, 3, and 4-bedroom apartments and penthouses, these homes combine style and sophistication.

Each residence includes private spacious terraces with stunning views of the golf course, Mediterranean Sea, or mountains. Set within over 10,000m2 of landscaped gardens, Serenity boasts luxury amenities like an indoor gym, lap pool, beach-entry pool, yoga area, children’s play area, and co-working space.

Alcaidesa now features a wide range of shops, restaurants, beach clubs, and two luxury hotels Fairmont & OKU, offering both relaxation and convenience in the heart of the Costa del Sol.

ENQUIRE NOW: (+34) 663 493 630 living@oneeden.com oneeden.com

Thick walls and holy vibes

Back in the 10th century, Spain was all about survival and salvation. Enter the Romanesque era: stone-built churches so chunky they could survive a siege. Think tiny windows, big arches, and the sort of place where monks mumbled Latin by candlelight.

Star of the show?: The Cathedral of Santiago de Compostela in Galicia. A sacred stop for pilgrims and a fortress of faith. Stone, silence, and a whole lot of God.

Gothic glam

By the 12th century, Spain had discovered drama. And light. And, frankly, showing off. Cue the Gothic period—where churches started reaching for the heavens like a teenage pop star with a record deal.

Must-see masterpiece: Burgos Cathedral. It’s got everything - spires, stained glass, and enough carved saints to start a football team. One word: ICONIC.

STONE TO STARDOM!

How Spain’s buildings became the toast of europe

FROM medieval fortresses to jaw-dropping museums, Spain’s architecture is ‘pure drama, darling’.

Here’s how one country went from building bunkers for monks to designing some of the world’s wildest wonders.

Spain’s architecture isn’t just about buildings. It’s a full-blown storyof faith, flair, conquest, rebellion, and artistic madness. Whether you’re into dusty cathedrals or fu-

Neoclassical nudes

By Dilip Kuner

turistic icons, Spain’s got the structure for you.

So next time you sip sangria under the Spanish sun, look around.

The buildings are watching - and they’ve seen it all. Fasten your seatbelt - we’re going on a whirlwind ride through 1,000 years of spectacular Spanish style!

Modernisme –Gaudi goes gaga

Modernisme is Catalunya’s answer to ‘what if architecture was trippy?’ Late 19th-century Barcelona went full fantasy with flowing lines, colourful tiles and buildings that looked like they were grown in a dream.

Absolute legend: Gaudí’s Sagrada Família. Still not finished. Still the most mesmerising building you’ll ever see. It’s like Willy Wonka and a cathedral had a baby.

Only in Spain, babe. Between the 12th and 16th centuries, Christian and Islamic cultures collided in the sexiest design mashup ever: Mudejar style. Picture brickwork, colourful tiles, swooping ar-

Hello, Renaissance

The 15th century rolled in, and Spain started acting like it just discovered Italy. The Renaissance arrived with symmetry, proportion, and columns straight out of Caesar’s living room.

The one to know: The Palace of Charles V in Granada. Slap bang in the Alhambra, it’s cool, classy, and built like a Roman VIP lounge.

Baroque and bonkers

If Renaissance was neat and tidy, the Baroque era said: “Hold my sangria.” The 17th and 18th centuries went wild with swirls, curves, gold leaf and facades that looked like someone yelled more! at every stage of construction.

Scene-stealer: The OTT Baroque facelift on the Santiago de Compostela Cathedral. You came for God, but stayed for the glow-up.

ches and geometric vibes for days. Don’t miss: The Alcazar of Sevilla. It’s like a sultan’s palace had a makeover on Changing Rooms. Exotic, intricate, and dripping in decorative detail.

November 29thDecember 12th 2023

After the Modernisme party, Spain needed a breather. Enter Noucentisme in the early 20th century - a bit more serious, a bit more Roman revival. Less glitter, more grown-up.

On the playlist: Palau de la Musica Catalunya. Part concert hall, part art gallery, all fabulous - with just a touch of restraint.

The 20th century brought Rationalist architecture, where style got serious. Clean lines, minimal fuss, and buildings that didn’t waste time being pretty for pretty’s sake.

Sleek sensation: The Spanish Pavilion in Barcelona (1929). Designed by Mies van der Rohe. It’s so cool it practically smokes a cigarette. Noucentisme – the

And now? Spain’s buildings are strutting into the 21st century with full-on contemporary confidence. Think titanium, wild curves, and tech that makes them look like spaceships.

Showstopper: The Guggenheim Museum in Bilbao. Designed by Frank Gehry, it looks like a metallic flower exploded- in the best way possible. It didn’t just change Bilbao, it changed the world’s idea of what a museum could be.

Estate agents in Sotogrande since 1999

2.100.000

Shining stars of Spain

From ancient Roman towers to battles over beachside beacons – why the nation’s lighthouses are back in the spotlight

TBy Dilip Kuner

HEY once saved sailors from certain death. Now Spain’s lighthouses are becoming something else entirely – tourist magnets, cultural battlegrounds and Instagram gold. From the cliffs of Galicia to the sands of the Canaries, these towers aren’t just about light anymore. They’re about history, pride – and sometimes controversy. But whether you’re climbing the Roman steps of Hercules, watching the sun go down at Formentor, or standing in the

dunes at Trafalgar, one thing’s certain: these towers still shine

PORTOPI

Palma’s Proud Old Light

Not many people know it, but Mallorca’s Portopi lighthouse is one of the oldest working lighthouses in the world. First lit in 1617, it still beams across the Bay of Palma today. It’s shorter and squatter than most, sitting on a rocky headland by the city. But what it lacks in height, it makes up for in history. Generations of sailors have relied on its steady light to guide them into port – from medieval traders to modern cruise ships. Locals call it the island’s quiet guardian, often overlooked by tourists rushing to the beaches. But catch it at sunset, and you’ll see why it’s survived for more than 400 years.

HERCULES

The original and still the best

Forget modern tech. The Tower of Hercules in Galicia has been flashing its beam since Roman times – nearly 2,000 years. It’s the oldest working lighthouse in the world and a UNESCO treasure. Climb to the top and you’ll feel like you’ve conquered the Atlantic itself.

CABO DE GATA –

It’s a magnet for anyone chasing that wild, windswept feeling

Spain’s own desert

a gateway to the Americas. A rare mix of sunbed and seafaring history.

FORMENTOR

Not for the nervous

Mallorca’s Formentor lighthouse feels like the edge of the earth. To get there, you drive a nerve-shredding road of hairpin bends and sheer drops.

But the payoff? The sunset of a lifetime, with the beam stretching over an endless Mediterranean.

TRAFALGAR

Back from the brink

Spain’s most talkedabout lighthouse right

Head to Andalucia and you’ll find Cabo de Gata, standing stark in a desert landscape that looks more like Morocco than Europe. This one guards the deadly Arrecife de las Sirenas – jagged black rocks that tore ships apart. Today it’s a magnet for photographers and anyone chasing that wild, windswept feeling. now? Trafalgar. Perched on the dunes of Cadiz, just a few miles from where Nelson sank the Franco-Spanish fleet in 1805, the 19th-century tower has just been given the green light for heritage protection.

MASPALOMAS

Beacon of the beach

Gran Canaria’s Maspalomas lighthouse is a different breed. Instead of isolation, it’s right in the middle of a buzzing resort.

By day, tourists lounge beside it. By night, its 55-metre tower reminds you this island was once

Locals were up in arms when plans surfa ced to turn it into a high-end restau rant - a petition raised 10,000 signatures. Campaigners called it the ‘second Battle of Trafalgar’. They’ve won and the lighthouse will remain what it has always been: a lo nely sentinel against the winds.

reefs and a marine reserve teeming with life.

Above? Some of the best

CABO DE PALOS

Wrecks below, views above

In Murcia, Cabo de Palos rises above

Yes, you can spend the night inside a lighthouse, with waves battering the rocks below and the beam sweeping across your window. It’s romantic – though you’ll pay for the privilege.

ALONG-FORGOTTEN gem of mid-century design has found a new lease of life in the rolling vineyards of northeast Spain.

The work of French engineer Ferdinand Fillod – a little-known trailblazer in prefabricated architecture – is now proudly on display at the Terra Remota estate, near Girona.

The sleek, steel-framed structure, known as the ‘Tropical Pavilion’, is one of only a handful that still exist worldwide.

Originally built in 1951, it has been carefully restored and installed among the vines of the Franco-Spanish vineyard run by Marc and Emma Bournazeau.

Born in France’s Jura region, Fillod made his name designing prefabricated metal buildings at a time when the concept was still revolutionary. He began his career manufacturing

November 29thDecember 12th 2023

LOOKING FOR MORE PROPERTY STORIES?

Scan to visit our website

Prefab sprout

Let a bit of light into your life with a pop up style from the 1950s

By Dilip Kuner

agricultural equipment, but soon developed and patented a modular steel construction method that allowed for quick and efficient assembly. His company went on to export these

structures globally.

Though Fillod died in 1956, his designs remained in production until the mid1970s.

The Tropical Pavilion, first unveiled at the International Exhibition of Urbanism and Housing in Paris in 1947, features a distinctive design of curved steel arches, ribbed metal panels, and a clever double-roof system that helps cool the interior naturally.

It spans 90 square metres inside, with an additional 30 square metres of terrace space.

For decades, the pavilion was hidden in plain sight – repurposed as office

space for the French national telecoms company in Marseille. Weathered and forgotten, it was eventually rescued by design specialist Clement Cividino, who transported it across the border to Spain for a full restoration. The structure has now become the latest addition to

Terra Remota’s growing collection of 20th-century architectural icons. Previous installations have included a futuristic Hexacube by Georges Candilis, a 1969 house by Greek architect Nikolaos Xasteros, and a vintage Total petrol station by modernist legend Jean Prouve.

Fillod’s Tropical Pavilion is now officially recognised as part of France’s 20th-century heritage, marking a turning point in the wider appreciation of his work. With its clean lines, functional

elegance, and forward-thinking engineering, it stands as a striking example of how prefab design was being pushed to its limits in the post-war era. Set against the rural beauty of the Emporda landscape, the pavilion offers visitors a rare glimpse into a forgotten chapter of architectural history – where innovation and utility met decades ahead of their time. Far from the urban sprawl, in the calm of Spanish wine country, Fillod’s vision has finally found the spotlight it deserves.

A family-run business, since 1970, offering the full range of traditional agency services

30 highly skilled professionals speaking 14 languages

Two prestigious offices on Marbella’s Golden Mile

Highest qualifications, regulated by the Royal Institution of Chartered Surveyors

952 822 111 info@panorama.es panorama.es