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The property market in Marbella Report – The Rebirth of Marbella â € "Outlook for 2008

One of the oldest and best known rules of economics is the law of supply and demand: supply and demand are in constant search for balance, but when demand exceeds supply, prices rise and when supply exceeds demand, prices fall.

This law also applies, of course, real estate and partly explains the cyclical nature of our industry. However, in the medium term, the scales are almost always in favor of buyers who buy smart location criteria is one of the key factors: urban land is generally more limited and € â € œbest areas within municipal boundaries. Cities grow, and those that are popular among buyers of high income, identified with a level of quality as that offered by Marbella, grow even faster.

This is precisely why the investment estate, carefully made regarding the location, price, quality and deadlines, is and will remain one of the most reliable sources of wealth creation and constant. And at the same time from residential property, such investment may offer a way of life is very attractive to the buyer, which combines the best of both worlds.

Buyers, however, must always be cautious. Newspaper articles can be misleading and should not be the sole basis for investment decisions.

For example, those who write articles Œmarket € € assimilate information that happens in the real estate market nationwide in Spain and residential tourism on the Spanish coast (particularly the Costa del Sol and Marbella), have overlooked a fundamental and crucial fact: that what is clearly a bubble and excess construction national (the Spanish newspaper El Mundo said last year that nearly 60% of the homes built throughout the country were sold to speculators) not is fully representative of the market on the coasts, which adheres to market criteria substantially different ways and sources of demand.

Multi-source application

The crucial factor distinguishing the market town of Marbella on the domestic market is that the former is composed not only of buyers nationals but also and above all international buyers. This is a multi-source market, all European countries and other even more. Thus, COUNTRYERA € ™ s when the demand for foreign goods begins to fall (which may soon be the case for the UK market) to be replaced by another source demand (which is currently represented by Eastern European countries and possibly Germany, which is finally beginning to what has been called € € œsecond economic miracle, after years of economic problems). Â Â

This multi-application from sources deeper and more lasting market stability would be in a market where a single source, anywhere.

Property Speculators

Unlike the national real estate speculators, most foreigners and Spanish speculators for coastal investments continued to invest for all practical purposes when buying off plan, developed inevitable and predictable death in 2004, when land prices and construction levels reached unacceptable, preventing buyers from selling their speculative buying, with an end user or another speculator.

Oversupply in the wake of the coastal New two and three bedroom apartments and houses in Tourist â, ¬ 600,000 â, ¬ 700.000 price range, especially in areas that are not consolidated or fully developed, leading to falling prices in real terms of maybe 20% to 30% for property types in the last three or four years. The same type of goods in consolidated areas experienced a slight fall in the price between 15% and 20%. It is indeed a buyers € ™ for this class of property in some areas of Marbella and its surroundings and note carefully, there are real bargains now come at price levels that are not repeated in May years. future

As a result of these investments reflection plan in 2004, initially many speculators have therefore shifted their investments to other countries such as Bulgaria, Croatia, Morocco, Egypt, Brazil, Cape Verde, Mexico, the Dominican Republic and other places of departure and a second home. Maybe they are, however, be kept an unpleasant surprise when they realize that construction in many cases far exceed the infrastructure and services necessary to support this type, and the price can often be inflated by unscrupulous € â € œget rich quick Staff to those who choose this type of investment must be prudent to use agents known for their integrity and experience in the market long.

Market consolidation

So What everyone above average? This means that the user is the dominant player in the market today. Pure Speculation cheaper plan properties near gone, resulting in a market that is currently overall, the consolidation and maturation.

The CERN € and â € "speculator buyer Outa greatly distorts any market real estate and the fact that out of the plan is the buyer that influence the market at a much lower today than in the past is an indicator of good health for a return to conditions experienced more normal between 1996 and 2004, people.

The speculator, however, Hasna € ™ t disappeared. Instead, it is more cautious and more demanding. The product you are looking for has to meet the basic criteria include: a development well located, good facilities and security, proximity to care, quality and design specifications, and time is so important: it is investing in the construction starts, when you can get the best option for best prices today, it might take a more medium-term vision of the market rather than short-term only.

In addition, three or four years has observed a general stabilization of prices, an integral part of consolidation, and lower sales volume than in previous years. Much of this volume is less decrease of speculation, as noted above. Another reason, especially in Marbella, there are now sites for the construction and much less zoned for new construction due to the delay in approving the new general plan, which provided a solid base of support for the resale market. And as the market returns to the œboomâ normalcy after years â € €, properties are taking longer to sell today than two or three years.

The bodies of the properties that have made their fortunes in recent years through exhibitions abroad and € â € œinspection flights, sale new or off plan properties, particularly in the lower price ranges are seeing a much harder time today, and some of the smaller agencies and even larger ones have closed, including those without much experience in the resale market. It is quite normal for some market adjustment many times in the past four decades.

More expensive properties, always in high demand

It should be noted that the properties between â, ¬ 800,000 / € 1,000,000 to several million range, which are found in the more consolidated areas closer to services, etc. have been the maintenance their value extremely well. They are still in demand by the classic end-user client and continue growing, albeit at normal levels, but sometimes as high as Save prices.Â

The reason for the continuing strength properties at higher prices is that rich buyers are looking for quality housing in areas quality. According to Merrill Lynch and Capgemini World Wealth Report 2007, there are 9.5 million people-value rates in the world, against 7.2 million in early 2003, many of which only a direct flight a few steps from the Costa del Sol, either now or who wish to acquire a second or third home here. Not only the rich are becoming increasingly numerous, but the very wealthy are also becoming more and there are only a limited range of motion, proper pricing of the properties in better areas.

With these clients, and tens thousands of people who have no financial worries, but do not consider themselves "jet set" (nor many of them want), Marbella is truly the place to be, with direct flights and easy to most major European cities, improved infrastructure much compared with previous years, which far exceeds that of other new resorts in the world, a commitment of 12 months of the season with an activity of all kinds in the winter months, and the best climate in Europe, although not as cheap as it was in the past tense.

In addition, each day there are sales of properties priced between â, 2000000 ¬ and â, ¬ 5000000 or more, a market that was virtually nonexistent before 1996, because most of these luxury homes have been built since then. Properties on the beach side of the Golden Mile and in more consolidated and the best areas are very difficult to find, and when they reach the market, with prices ranging from intelligent, selling very fast. Again, all this suggests that the largest â € œLocation, Location, Location € are the three most important words when the property shopping, remains true.

Recent bad press, and is in the past,

In the past three years, until mid 2007, the national and international press have been an orgy of exaggeration and prediction of doom and gloom, making fun of Marbella and its surroundings and its inhabitants because of unfortunate events and disorder in recent years, caused by urban planning problems and corruption. The corruption was discovered Marbella, with â € œ operácia Malayaâ € ³ n, is unique in its magnitude, stemming directly from the enormous demand for properties in this very special part of Spain and constant amount of new housing developments of this corruption was born and nurtured.

Related to political corruption and development of the city is not unique to Marbella, but rampant in many Town Halls throughout Spain, as seen in countless articles in national newspapers: in the province of Valencia, for example, 31.3% of citizens recently ranked corruption as part problem. most serious problem is the financing system of municipalities, representing between 40 and 60% of their income from different levels of urban development activities, a system developed by the political parties themselves, of course, and a system that must be changed at the national level as an essential first step to reduce and eliminate corruption in the country.

Unfortunately, corruption not the only problem affecting the image of marbella.es In 1997, then Mayor Jesús Gil made an absolutely ridiculous decision, raising political aspirations of a local government to a regional result level. Now a decision has been adopted by all political parties and their accompanying media of all kinds, to destroy him and his party, Marbella was a victim of this policy. Although consensus has been reached in principle between Gil and the Regional Government with respect General Plan 1998 before Gila € ™ s political expansion, one of the first major action taken by the regional government of its strategy was to reject anti-Gil this plan. Had this not been the case, the 1998 plan is in effect today and most of the problems of building permits in recent years have been resolved.

Very unjust, politically motivated discrimination against workers and Marbella, with the collaboration of the media has been one of the main factors negatively affecting the city the last decade, a fact that many residents and nonresidents are not yet fully understood in its true light. Fortunately, suggests that this attitude has changed with the election of Oz Angeles Muà ± as a new mayor and a new spirit of collaboration has begun between the municipality and the regional government.

Only 752 units can be certified in accordance with the general plan proposal Marbella

Much of the press has clearly enjoyed publishing articles stating that there were 30,000 homes built illegally in Marbella and many of them probably would be demolished, he created a totally unnecessary public alarm. The actual number is around 19,000. Almost all owners of these houses they bought their property with a valid building permit issued by the authority which the Council, almost all recorded in the land, which is the last word on property, and many also have valid license of first occupation.

The media ignored the end of the third user who bought properties as they in good faith, would always be protected by Spanish law, except in extreme cases where no solution was reached legalize property.

It was no surprise to many who understand the procedures of planning, and incredibly ill-conceived policy of promoting the public fear and insecurity, announced (El Pais, 15/07/07) that the initial approval of the Comprehensive Plan back to Marbella, offers not only 752 units have the potential to be legalized. And of these, you can be sure that those who have already been occupied by end users (377 in total) there is little doubt that there will be an equitable solution to adequately protect those who bought in good faith, as recently announced by our new mayor.

What happened to the 30,000 homes that had be destroyed demolished? Well, solutions have been found to accommodate them and legalize their status under the new General Plan, urgent in Marbella, as everyone in the know planned.

A new political leadership in the renaissance € â € œ Marbella

The new mayor has fought tirelessly for many years Marbella to carry out its recent political impasse and a new financial era. met almost everyone in the city. It has been carefully and meticulously organized and prepared, she and her team, as no other candidate had done before. He was surrounded by the best members of the Council Municipal her party and advisors. It proved to be qualified to do the job and easy to convince people, has won the May 2007 elections, winning 16 of 27 seats in the Council.

Muà ± oz has promised a policy of full transparency and cordial relations with his political opponents, for now, has created a very favorable reaction from all sides, and a return to political normalcy. She has already begun to clean up the city and the reorganization of the financial situation he inherited. Efforts will be made to maintain transparency of our municipal assets and recover what has been illegally removed. It takes many steps to rec-press Marbella as negative public received in recent years. He welcomed the views of residents and nonresidents for helping make work more efficiently, and create agencies to do with the appointment of one of Marbella € ™ s original founders, Count Rudi von Schà ¶ nburg head of the Tourist Consortium of Marbella.

Marbella is back to normal, exceptionally qualified and transparent leadership, which is the necessary condition to do so. What can we foresee for the near future?

1. The new general map at the top of the list of priorities, should be finally approved in late 2008 or early 2009. This Plan will protect to Marbella from future overbuilding, provide new green spaces and service areas and even the mere anticipation of the new plan is already driving the situation to normal, with a sigh of relief from all of us on track to resolving the urbanistic insecurity of recent years.
2. Already There are new laws to protect our environment, with the pot (Map Ordenación Region), which coordinates services and growth throughout the stretch of coast between Mijas and Manilva, in addition to these measures in the proposed new general plan.
3. The financial discipline and order, and strictly imposed by the new mayor will be the agenda, long before the end of four years of solid foundations for a healthy financial return to our beloved city. Party municipal goods sold in the past and enrich the few against the interests of the local community, will recover. Let's see the city clean, services and improving the infrastructure of our city and are treated as never before.
4. The new terminal and runway, well under construction, will nearly double Airport € ™ s capacity of 20,000,000 passengers per year.
5. In a few years, the proposed new railway, coastal highway, with a budget estimated at three million, between Nerja, east of Málaga, and Estepona in the west, will become a reality.
6. The completion of the tunnel (finally started) in the bottleneck of San Pedro, ease congestion on the road from the west coast of Puerto Banus dining
7. The big new AVE train from Madrid to Malaga reduce travel time between the two cities to only 2 hours and 30 minutes, opening a very viable and very convenient alternative route to travel to the province.
8. Oversupply of apartments in Marbella Marbella lower budget and more is absorbed gradually from 2008 and mid-2009, and meanwhile, there are significant opportunities in this price range.
9. The more expensive properties â, ¬ 800,000 â, ¬ 1,000,000 and most residential areas of the more consolidated will be in demand from buyers wishing € â € OETH besta areas, and sellers price their properties realistically.
10. Quality is the watchword of future real estate developers in this area: site quality, design, construction and materials, architecture and special features, with added value, given the tendency of low density, security, housing and high technology. The â € € œcaring developer who puts his experience and heart into your project the winner. The promoter model of the past, whose credo is â € œbuild fast and cheap, sell them and move quickly to the next € Project is dead and buried.

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Of course there are other places in the residential complex around the world, some of them said earlier this article. However, important questions you should consider before buying a property and especially part-time or full, are:  Â

· Â Â Â Â Â Â Is there a commitment of 12 months of the season with a good winter and summer weather, sports and cultural activities of all kinds, nightlife, fine dining, or is a station of how the majority, which is highly seasonal in nature and side walks œrolls € â € from October to May? Â

· Services      quality public and not private?

· Â Â Â Â Â What about the infrastructure € "roads, airports, sewage, garbage collection, water supply, etc?

· Â Â Â Â Â And what about the education system? Are there International English, French and German schools in the vicinity? And there are prestigious universities in the country?

· Â Â Â Â Â Â Â Â There are hospitals and health care quality available?

· Â Â Â Â Â Â Â Â What about cleaning?

· Â Â Â Â Â Â Â Â Are you surrounded by poverty?

· Â Â Â Â Â Â Â Â What ONEA about € ™ s physical security? Can we move during the day and night feeling safe? Â

· Â Â Â Â Â Â Â Â Is there a â € € œpolice state where sometimes the police are expecting a € € œtipsâ or may cause problems, or the Police meets civil government to protect citizens and tourists?

· Â Â Â Â Â Â Â Â Is there a legal framework or perhaps a € € œrightsâ place tomorrow given today by the government in office?

· Â Â Â Â Â Â Â Is there respect for human rights and citizen? Is there discrimination against women, children and workers?

· Â Â Â Â Â Â Â Â Is it easy and safe to travel to nearby destinations such as is here with Gib, Sevilla, Puerto de Santa María, Ronda, Granada, Cordoba and the white villages of Andalusia?

· Â Â Â Â Â Â Â Â How many direct flights are all capital and other major cities in Europe, and how long does it take to arrive?

· Â Â Â Â Â Â Â Â Are there social, private and public events, concerts, parties, glamor and excitement, if you want?

· Â Â Â Â Â Â Â Â Is there access to more than 30 golf courses in the area?

· Â Â Â Â Â Â Â Â What are protected in the European Union? Â

Think about it. Marbella has all the right answers to the questions above and more. Think about the special and relaxed lifestyle here! How many places in the world can match the Marbella of today with the above criteria?

With the closing of the era and the arrival of Gil Oz ± Mua angels, we are now seeing â € œ the Rebirth of Marbella in €, and the fascinating past the city and its people.A A vibrant and improving its image, finances, infrastructure and public services is underway. Marbella is striving to achieve their true potential and strengthen its position as a world-class quality target the 21st century.

By Christopher Clover

Copyright © 2007 Panorama Properties SL

All rights reserved.

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About the Author

Christopher Clover is graduate cum laude in Economics of the University of Virginia (1969); a permanent resident of Marbella since 1973; and the founder, owner and Managing Director of Marbella’s longest established Real Estate Agency, PANORAMA, with offices opposite the HOTEL MARBELLA CLUB and in the HOTEL PUENTE ROMANO

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