Updated November 1, 2010:
Spain had one of the most extreme housing
bubbles in the world, and its banking system still is heavily exposed to the
property sector. Spanish authorities realized that without support the banking
system would likely collapse, and they have intervened with guarantees and a
plan to help banks sort out bad loans and recapitalize. In the end we believe in
a Pyrrhic victory, with most Cajas becoming zombies and recovery being weak and
delayed as Spanish sovereign debt continues to rise sharply.
Since the Real Estate in Spain busted,
150,000 Spanish building companies went bankrupt and 5,000,000 people lost their
jobs in the building sector.
Updated May 25, 2010 - Empty properties have
become a problem for residents trying to find the funds to pay for the
maintenance of their communal areas
communities millions in fees for unsold homes but the IDIOTS refuse to bring
down the prices and the same can be said of the Landlords which refuse to bring
down the Rents!?
click on the thumbnails
crisis is leaving communities of residents with mounting debts. Their lack of
income however is not just due to individual owners getting behind with their
monthly fees but developers of new buildings who have stopped paying community
fees for the numerous apartments that they have failed to sell.
has been confirmed by the School of Property Administrators, whose
representatives believe that developers’ debts with communities could run into
millions of euros in the province of Malaga. What’s more the debts build up
month after month. In some cases developers have not paid the community for
unsold flats, garages, storerooms or commercial premises for as long as two
inactivity in the property market is behind the problem. “Before the crisis,
developers religiously paid their part of the community fees for reserved or
unsold properties, because they knew a buyer would come along within a couple
of months; now, however they are the most problematic debtors we have to deal
with, because many of the companies we are demanding money from have gone into
administration”, points out Marcelo Cambló, president of the School of
Posted March 28, 2010 - Amazing is that what was
published last year year was and still is valid...
The Spanish real estate bubble keeps deflating and 'the
Nile - denial' is the longest river on earth.
Estate prices keep coming down properties are still sold and bought as markets
never come to a standstill. The amount of empty homes keeps rising as fewer
British (Spain's major customers) can afford to travel and live in Spain (the
British Pound lost 30% of its value) and East Europeans have decided to return
home and stay there. The Spanish cost of living keeps rising and chokes the economy as Spanish
people traditionally have a tendency to go back to Peseta prices. Because of the
depression, real income is stalling and government income fails to cover its
expenditures. VAT and other taxes are raised instead of brought down...
March 2010 the second shoe has dropped:
commercial Real Estate. Shopping centers have become ghost towns ( this even
applies to Puerto Banus -Marbella). So far only the 'too big to fail' have survived.
Most Real Estate (Immobilaria) shops have closed down and the state of the
Spanish real estate has suffered from 3 months of rain.
Hard to understand is that Real Estate prices and
rents are not really coming down as expected. Contrary to what is happening in
the USA -where prices are coming down in compensation of a falling demand -
Spanish people seem to be stubborn and prefer to leave the properties vacant
instead of selling or renting them out at lower prices. Such is only possible
for so long!
Posted September 1st, 2009
Spanish politicians and international investors have
grossly misjudged Spain. In retrospect Spain will be viewed as subprime where
all of the banking results looked good, until they didn't. This is typical of
bubbles, and Spain will be no different. [Casey]
The real estate crash in Spain is worse than is
widely believed and the Spanish banks are hiding the losses. Spanish banks are
incorrectly seen as the strongest in Europe...they are only better at window
dressing and making smoke curtains. Spain is a disaster waiting to happen.
Denial or misunderstanding the crisis will prove to be costly to investors and
Spanish home owners.
Spain has as many unsold homes as the whole of
the USA has! In 2000 the exposure of Spanish banks (mainly) to the Real Estate
sector was of € 33 bn. In 2008 it had increased to € 300 or a rise of 800%.
Adding construction sector debts the figure amounts to €470 bn or half of the
Gross Domestic Product of Spain.
Spain has over 1,000,000 of unsold homes. And
most homes are on the wrong places (on the coast). According to official
statistics (which are highly cooked), Spanish house prices are down a little
more than 10% from their peaks. In reality, they are down A LOT MORE.
Spanish banks are hiding their problems by cooking their books, by not marking
loans to market, by lending to zombie companies and by making 40 year and 100%
In many cases the Spanish banks just took over
failing developments for the price of the mortgage hereby converting a
non-performing mortgage into a property asset. Such was and is even the case
with single family homes which are - ex post - simply rented out to the failing
owner. As Spanish banks control most of the real estate appraisals, such was/is
a simple operation.
Spanish banks are now the largest real estate
owners in Spain and hence, Spanish Real Estate is the greatest risk for Spanish
The Euro has become Spanish number one enemy.
In order to solve the problem, Spain must either increase dramatically its
productivity (something simply impossible) or reduce the wages by at least 30%
(unemployment is over 20%). However a devaluation of the Spanish Peseta by 30%
like Britain did with the Pound is simply impossible as long as Spain stays
within the EU.
Posted March 16, 2009
A 100 sq meter [1,000 sq. ft] dwelling can hardly be
called an apartment!? Promoters on the Costa del Sol sold 100
m² dwellings as Apartments for over € 100,000 and assisted the buyers to get a
mortgage (even knowing they would never be able to afford it). Penthouses of 150
m² or 1,500 sq.ft were sold for almost € 1,000,000 (and sometimes
more)...Construction plans called for preinstalled satellite TV and internet
when nothing was done. Such a policy calls for a severe correction as many
tourists have fled this area and prices keep on crashing.
Posted November 24, 2008
A four bedroom apartment for as little as € 10,000 :
Spain and especially the Costa del Sol counts massive foreclosures. Banks have
so far tried to jump in and they have taken over the property from the failing
owner renting it back to him. As the treasury situation of Spanish banks is already heavily weighted
with Real Estate, they are slowly moving into a situation where they have no
other choice but to offload the surplus at well-below-market prices.
November 5, 2008
Registered unemployed allowed to delay making half their mortgage payments.
Up to 500,000 unemployed people - 15,000 of them in the province
of Malaga - will be able to delay making 50 per cent of their mortgage payments
for two years. That was part of the package of measures to confront the credit
crisis announced yesterday by Prime Minister José Luis Rodríguez Zapatero in a
news conference at Moncloa Palace. Other measures include benefits of 1,500
euros for employers who take on the registered unemployed with family
Posted October 1st, 2008
There is a drop of 46% in house building and 27% less sales activity in
Andalusia. The sales figure doesn't include the sales of new
homes. The president of the Asprimana (APCE) warned the fall of the
property market could get even worse in the near future.
What is happening here is a repetition of the typical Real Estate
pattern: at first the market dries up, next prices fall because the house of
your neighbor comes into foreclosure.
Posted October 1st, 2008
The latest information we are receiving out of the Costa del
Sol is extremely negative. Businesses are closing down by the dozen each
week. Banks and Developers are sliding in the ultimate faze of denial. Brace for
Posted September 23, 2008
Conditions in Spain are deteriorating each day.
The Costa del Sol is especially affected. The Holiday season has been
dramatically bad and one has to expect further bankruptcies of building
promoters in the near future.
Posted July 16, 2008
Spain is now spiraling into
the worst crisis since the Franco dictatorship. "The economy is in dire
straits," said Dominic Bryant, Spain expert at BNP Paribas.".
Some of the house builders are going to go bust, it is as simple as that.
Over 10pc of Spain's economy has been building houses. This compares with
6pc-7pc in the US at the height of the bubble. The adjustment will be enormous,"
Spanish Economy Minister
Pedro Solbes Wednesday defended the government's decision not to help troubled
property group Martinsa-Fadesa, insisting it was up to the private sector
to solve its own problems. "I am not particularly in favour of the public sector
resolving the problems of the private sector," he told Punto Radio. "It is
difficult to justify because it means using citizens' taxes... The risk must be
supported by the shareholders." Martinsa-Fadesa filed for bankruptcy on Tuesday,
becoming the first major casualty of Spain's once-booming housing market crisis.
The news shook the Madrid stock market, which fears other property and
construction companies could also fail.
Martinsa-Fadesa, a leading
property group in Spain, said that despite many attempts it had been unable to
obtain a loan of 150 million euros (239 million dollars) needed as the basis for
refinancing. On Friday, the group had requested an extra delay to raise the loan
as part of a plan to refinance debt of 4.0 billion euros. Its creditors said
they had already put aside more than 600 million euros against their exposure to
The low interest rates that
followed Spain's accession to the eurozone in 1999 fuelled the housing boom as
Spaniards took out mortgages to buy homes for the first time or to trade up to a
larger house. The market began to suffer early last year as rising interest
rates and the international lending crunch hit Spain's credit-fuelled expansion,
making it hard to sell property in a market that many argue is oversupplied.
Posted July 12. 2008
Apartment owners lower
prices for fear of being unable to rent during the summer.
agents say that an apartment facing the beach can now be rented for 30 % less.
Last August's occupancy rate was 81%. this year is expected to be 71% !
apartments are the latest consumer items whose prices have dropped as a result
of the current recession. The two-month high tourism season is already upon us
and reservation levels are far down on last year and rental prices have dropped
considerably. Failure to cut prices means an unoccupied apartment throughout the
summer season, and this is particularly disturbing for those who purchased these
apartments as investments. Property agencies specializing in this type of rental
have confirmed that summer prices have dropped by up to 30 per cent.
Agents, Cayetano Rengel, knows all about it, and also confirms that the sector
is going through hard times. “The market is at stagnation point. Everything has
stopped, from hotel reservations to private apartment rentals,” he says. In
previous years, he recalls, most owners had clients for the entire summer by mid
effect has set in, and to attempt to get around it, Rengel says that owners are
lowering asking prices all around and are all very anxious to negotiate. “There
was such demand some years ago that they could fix their own prices and stick to
them, but now they are willing to talk about it to any potential clients, and
even consider rental periods as short as three days at a time,” he adds.
The dozen or
so estate agents who spoke to this newspaper agreed with the president of their
association. “This will be one of the worst summers ever,” said one of them,
while another assured us that prices have stagnated completely over recent
months. Other agencies in the sector confirmed this.
13.07.08 - 12:34 - ALMUDENA
NOGUES - MALAGA
Repossession cases heard by
multiply eightfold in a year
–M.J. CRUZADO | MARBELLA
you want an idea of the economic situation of a town, pay a visit to the local
courthouse. The less money people have, the more conflicts are taken before the
judges. In the last year the number of cases of unpaid mortgages presented to
the Marbella courts has multiplied by eight.
“This is a symptom that all is not well because the mortgage is the last
thing people stop paying”, says Alfredo Martínez of Ausbanc Consumo, the
Association of Bank Service Users. According to statistics released by the
Marbella courts, in the first three months of 2007, banks filed an average of
one case a month; now this average has gone up to eight. Falling back on three
or four mortgage repayment installments is enough for a bank to initiate legal
action, which more often than not ends with the property being put up for
Worst to come
“The worst is yet to
come”, said Marbella’s
head judge, Ángel Sánchez. “Claims for unpaid loans are increasing tremendously
and all the banks predict that the situation will get worse in the second half
of this year. Some professionals - lawyers, notaries, estate agents - lose trade
in a crisis. Our workload increases. It’s maths”, Sánchez explains. If interest
rates remain high (note that interest rates are low!) and unemployment, in the
construction industry for example, continues to rise, there will be very serious
problems in two years’ time. First people stopped paying other types of loans.
Now they are in arrears with their mortgage repayments.
The majority of repossession cases in Marbella involve foreigners who bought
properties as holiday homes or as an investment. Nevertheless there are some
cases of families who have lost their only home after being unable to pay the
mortgage or the community fees (I’ve seen community fees up to € 11,000 per
annum), despite the flexibility measures introduced by the banks and the
Government aim at reducing commissions to a minimum when it comes to main
When a mortgage case goes through the courts the property is put up directly for
auction, a golden opportunity for alert buyers ready to benefit from others’
The legal process is hindered however by notification problems. “It’s very
difficult to find people in
there are a lot of isolated residential estates and villas, and holiday homes
with foreign owners who don’t live in the town permanently. That makes our work
a lot more difficult”, adds the judge.
At present the six Marbella
courts have an average of 700 cases each which involve the repossession of
property or other assets being frozen.
in the community
have always been neighbours who will go out of their way to avoid paying their
community fees. However in the last year the courts have noticed a considerable
increase in cases brought against neighbours who could end up losing their home.
Judge Ángel Sánchez explains that community fees “are among the first things
that people stop paying” when times get tough, especially in Marbella where
these bills tend to be high due to the large numbers of developments with pools
>back to subscribe
Goldonomic, Florida, USA -