Listing N° EF · Filed 11 February, Garachico
Los Roques 7, Garachico.
2 bed · 1 bath88 m² + 12 m² terraceBuilt 1998Lift · 2nd floor
Plate I · South terrace, late afternoon
Photograph by the editor
In this feature
Ch. I
The take
Ch. II
The numbers
Ch. III
The plates
Ch. IV
The location
Nathan's take
The honest note
“First floor, views to the rock pools. Quiet in winter, lively in August. No pending derramas.”
Verdict
New this week.
Market context · Canarias (QIV 2025)
Canarias prices 6.8% higher than a year ago — market running hot.
1-year
+6.8%
5-year
+26.4%
vs peak
6%
QIV 2025
source: INE Índice de Precios de la Vivienda (base 2015 = 100)
Walked with Andrés, my builder, on the tenth. The building is older than the listing suggests, but looked after — plumbing redone 2018, same administrator since 2015.
Not in the listing: the kitchen extractor isn't to code, and one window frame needs replacing within five years. Together about €2,400.
My read: open at €289k, settle at €294k. Listing's been up nineteen days, nothing comparable on this block has sold below €378k in twelve months. You're not overpaying.
By the numbers
Listed
€310,000
€3,523 / m²
My target
€294,000
5.2% under asking
Community fee
€95 / mo
Bank-audited accounts
Pending derrama
None
Minutes through 2027
The true cost, at my target
Purchase price
€294,000
ITP — 6.5% Canarias
€19,110
Notary
€1,450
Land registry
€680
Gestoría
€600
My fee — 1.5%
€4,410
All-in, done
€320,250
The location
Where this one sits.
Garachico, North Tenerife.
Restaurants (500 m)0
From the editor
Nathan Derkse, editor
A note
“If you'd like me to walk this apartment with you — on video, or next week in person — send me a message. Twenty minutes, and we'll know whether it's the one.”
Nathan