I’m Laura Leyshon and I’m Las Palmas’ resident property expert. I work for RE/MAX Cony Overseas, one of the city’s oldest estate agencies and the first RE/MAX office to open in Europe. Cony Overseas has an excellent local reputation and has helped hundreds of foreign buyers and sellers in Las Palmas and all over Gran […]
Las Palmas Property Guide: Grand Houses And Gardens In Ciudad Jardín
Ciudad Jardín or the Garden City, is the original Las Palmas luxury property zone and dates back to the founding of the Holy Trinity Anglican Church in the 1880s.
Located midway between the Puerto District and Las Canteras beach, and the old town areas of Vegueta and Triana, the garden city really is a green enclave right in the centre of Las Palmas city. It is also the capital’s most interesting architectural zone with Rationalist, Modernist and Neocanarian houses built from the 1930s to the 1950s. Many of the best examples now have protected facades and you do find the odd architecture buff wandering about the area.
To the north, Ciudad Jardín merges with residential Alcaravaneras and to the south with Arenales with residential and commercial areas. To the east it meets the strip of quality high rise property along the Avenida Maritima and to the west it merges with Altavista, and La Cornisa which are both also quality property areas.
Benefits and disadvantages of property in Ciudad Jardín
Most properties in Ciudad Jardín are large and well-proportioned with high ceilings. However, because most of the area is flat most don’t have a view beyond their own gardens.
The area is quiet and largely traffic free although it can be hard to park if your property doesn’t have an off-road space. It has a large public park called Parque Doramas and is close to the city’s sports marina. There are a small number of quality restaurants in and around the garden city but no large supermarkets.
The area is well connected to the rest of the city by road and public transport. This is just as well as it is a long walk from both Las Canteras beach and Triana shopping district. The city’s growing bike lane network, complete with shared bikes, now runs right by the Garden City. Alcaravaneras beach is close by but not as popular as Las Canteras further north.
The Ciudad Jardín property market and prices
The Garden City is largely residential and many of the houses are still family homes. Other have been divided up into flats and there are even a couple of condominiums arranged around swimming pools.
Prices vary considerably depending on the exact location of the property, the amount of garden space and the quality and layout of the property in question. The price per square metre varies from 2000 to 4000 euros per square metre.
I’m Laura Leyshon and I’m an estate agent living in Las Palmas de Gran Canaria city. I specialise in luxury property, penthouses and villas all over the city and am one of Spain’s top-selling agents. I’m always available on the phone or via email or Whatsapp.
Ultimate Guide To Selling A Las Palmas Penthouse Or Ático
The combination of extra light, outdoor space and low noise levels means that top floor Las Palmas apartments of all sizes attract far more buyers than equivalent properties on lower floors.
Known as ‘áticos’, or ‘lofts’ in the case of top floor studios, Las Palmas Penthouse apartments are always in high demand
Selling a Las Palmas penthouse
I have something of a reputation for selling Las Palmas penthouse apartments as I focus on the luxury end on the market.
In the last two years, I’ve sold 15 penthouse and beachfront apartments for my clients. All sold for close to the real market value that I provided to the owners. Most sold within three months of going on the market.
If you are a Las Palmas ático owner, here are my tips for selling promptly and at a good market price…
Reach buyers already looking for your property
Penthouse property buyers tend to be affluent and are looking for a property that enhances their lifestyle. They often have specific requirements and are willing to wait for the right property.
Most use an estate agent to keep an eye on the market and inform them about new properties. This is especially true of foreign and non-resident buyers who account for up to 40% of Las Palmas property purchases.
Even local buyers looking for an ático tend to work with their estate agent to pre-filter properties.
What this means is that quality penthouse apartments in Las Palmas often sell as soon as they go on the market.
I’ve had quality penthouse apartments sell within a few days of going on sale and at the market price.
Getting the price right
Most property in Las Palmas is fairly simple to value. You multiply the square metres by the average price in the area and make adjustments for the condition, lack of lift, etc.
However, with Las Palmas áticos, getting the correct valuation is more art than science.
A correct valuation requires an in-depth look at the market and a comparison with all other penthouses on sale in the city. The condition of an ático, and the sensation it evokes when you first walk in, are also important considerations. Other factors include the orientation, outdoor space and the views.
Some price and desirability factors vary depending on the buyer. For example, local buyers are put off by penthouse apartments in older buildings without a lift. However, foreign buyers often don’t mind the stairs as long as they have a big terrace.
The potential for holiday rentals also affects the value, especially now that comunidades can stop new holiday lets in a building.
With so many factors affecting the market value of Las Palmas penthouse property, it’s vital to get a professional valuation right from the start.
For more info on the local market, read my guide to Las Palmas property 2020.
Factor in refurbishment costs
An ático is in an unrestored state with old electrical and water fittings will always sell for less than a modernised penthouse. The cost of a thorough redecoration, including electrical and water fittings and windows, is around 500-600 euros per square metre.
This cost can be factored into the sale price or the work done in advance. However, please consult a local expert before you invest in refurbishment as it is easy to waste money.
Show the property at its best
Many Las Palmas penthouses go on the market unrefurbished and some without even basic tidying and staging.
Selling unrestored isn’t necessarily a bad idea as many buyers value the chance to alter layouts and decorate to their own taste. In these cases, quality architectural drawings help buyers to visualise the property in its final state.
Basic staging and decluttering is essential in penthouse apartments because first impressions of a space are vital.
Get your paperwork up-to-date
Most Las Palmas penthouse apartments, especially those built since the 1980s, have their paperwork in order at the Las Palmas town hall and the Spanish property registry.
However, older properties often need their paperwork updating. It’s worth going to the trouble to legalise old modifications and clarify terrace rights and access in advance. This removes doubts from potential buyers’ minds and makes the sales process smoother.
Selling a Las Palmas penthouse apartment?
I currently have two Las Palmas áticos on the market, with several more coming up. I also have a long list of buyers just waiting for the right penthouse to hit the market.
If you plan to sell a top floor property in Las Palmas, please get in touch for a free assessment and professional valuation. As well as a penthouse specialist, I’m been of Spain’s top-selling estate agents for several years in a row.
Las Palmas Property Guide: Upmarket Property In Tafira
Tafira, just inland of Las Palmas city, is a desirable area for both locals and foreign residents. While it’s outside the city limits, the whole area is within the Las Palmas municipality. It is a whole different world from the bustle of the capital. [Read more…]
