Buying a property in need of renovation in Mallorca: These aspects determine success or risk
Buying a property in Mallorca that is in need of renovation offers enormous potential, both financially and in terms of individual design options. At the same time, there are considerable risks if the actual condition of the property is not accurately assessed. Whether as an investment to fix & flip, buy-renovate-rent or as personal use to obtain your dream property in Mallorca at a lower price. We look at the decisive factors that determine whether an investment is really worthwhile.
The building fabric as a central decision-making factor
Before we acquire a property in Mallorca, a sound assessment of the supporting structure is essential. Only if the basic substance is stable can a renovation be implemented in an economically viable manner.
A structured analysis provides information on whether the property is sustainable, whether there is hidden damage and what measures are necessary. This assessment forms the basis of every successful investment decision.
Here you should involve a professional from the sector, a general contractor with many years of experience or an experienced real estate agent in the field of investments/renovations in Mallorca (similar to legal and urban regulations/aspects, a lawyer, architect or experienced real estate agent).
First assessment on site: What immediately catches the eye
Important clues can be identified during the first inspection. Even without an in-depth analysis, we should look out for typical warning signs. Moisture stains on walls or ceilings, visible cracks in the brickwork, uneven floors or sagging ceilings as well as flaking plaster or crumbling materials are clear indicators that there could be structural problems.
Also the electrical installation, water and pipework, windows and doors (e.g. if you have double-glazed windows, just knock on them, depending on the noise you will know if the gas is no longer working). You should also check whether the kitchen still needs to be changed, or the bathrooms (washbasin, shower, change from bath to shower, WC, etc…), as these two factors are often costly.
Of course, there are many other factors, but today we are concentrating on the first four (moisture, cracks/floor, ceilings/roof, installations/pipes).
Humidity in Mallorca: the most common and most dangerous factor
Moisture plays a decisive role in Mallorca in particular. Due to the climate, the proximity to the sea and, in some cases, inadequate waterproofing, it is one of the biggest risks when buying a property.
We strongly recommend to have moisture problems professionally checked before buying, ideally by an experienced contractor, a company specialized in moisture in Mallorca or a real estate agent with experience in investments and renovations. Especially with natural Mares stone walls you should pay attention to this factor (and to the quality of the natural stone as there are also big differences here).
Moisture is far more than just a visual problem. If water penetrates load-bearing elements, this can lead to weakened foundations, corroded steel beams and unstable walls in the long term. Typical indications are dark, yellowish or greenish stains and mold growth. A superficial assessment is not sufficient here.
Cracks and floor conditions as important warning signals
Cracks are one of the most important indicators when evaluating a property. It is crucial to distinguish between superficial and structural damage. Sometimes these are simply problems caused by incorrect painting, slight damp or normal subsidence of the foundations (depending on the %).
Deep, continuous cracks, cracks in load-bearing walls or settlement cracks in the floor must be critically assessed. The floor itself also provides important information. Unevenness, slight subsidence or an unstable walking sensation can indicate problems in the foundation or supporting structure.
Focus on ceilings, roofs and supporting structures
The stability of a property depends largely on the ceilings, roof structure, beams and supports. We pay particular attention to deflections, stress cracks and visible damage to load-bearing elements.
Wooden beams should be checked for pest infestation, while steel beams must not show any signs of corrosion. Especially in Mallorca, wooden beams are often installed as a design element, so it is very important to check this point with a specialist for investments or properties in need of renovation. In other countries such as Germany there are roofers who specialize in exactly this, in Mallorca you usually work with a general contractor, so it is all the more important that he is also experienced. The roof also plays a central role, as penetrating water can cause considerable damage in the long term.
If you need recommendations, you should simply ask your trusted partner/real estate agent on the island, the Lucas Froese Real Estate Team and I personally are of course always on hand.
Correctly assess material quality and construction method
The materials used directly influence the renovation costs and the long-term stability of the property. The condition of concrete, natural stone or brick as well as possible signs of erosion or material fatigue must be carefully assessed. Inferior construction or poorly executed previous renovations can make the investment significantly more expensive.
A correctly prepared cost estimate with an additional “buffer” of 10-30% secures the renovation, the investment or the desired result from the dream property.
Another tip: always choose partners who attach great importance to their name/the image of the company, just check the reviews online (example: Lucas Froese Real Estate reviews: https://g.page/r/CT_OhiITWS4GEAE/review)
Hidden risks from installations and cables
Installations, especially water pipes, are a factor that is often underestimated. Even small, unnoticed leaks can cause major damage over the years. Take the opportunity to check them when visually upgrading the kitchen or bathrooms anyway to avoid problems later on.
Moisture can slowly spread into load-bearing elements and lead to rust formation or structural weakening. Therefore, the building services should always be part of the overall assessment (if present, this should then be treated with specialized “GEOlite” treatment).
The decision-making process: renovate or keep your distance
Renovation makes sense if the load-bearing structure is intact, damage is localized and there are no serious moisture problems (the structure should also fit roughly or be modifiable at little cost, but more on this in another of our articles). A purchase should be critically scrutinized if there is fundamental structural damage, moisture affects load-bearing elements or several critical areas are affected simultaneously.
Specialist knowledge determines success on Mallorca
Buying a property in need of renovation in Mallorca can be an extremely worthwhile investment if all relevant factors are carefully examined. Moisture, load-bearing structure, installations (electricity and water) and material condition are particularly important. Without a professional analysis, there is a high risk of overlooking hidden damage.
These points and a few others such as kitchen, bathrooms, windows/doors, etc… are decisive in deciding whether it is more worthwhile to buy the property and renovate it, or to tear it down/demolish it directly and do a new construction project. Our team at Lucas Froese Real Estate and I personally can advise you on this with our own experience from projects in recent years.
We therefore rely on a well-founded valuation by experienced experts that we can recommend in order to minimize risks and exploit the full potential of the property. This is the only way to turn a property in need of renovation into a sustainable and value-enhancing investment.
Written by Lucas Froese
CEO & Owner of Lucas Froese Real Estate
Many years of experience in the real estate market as well as in renovations and investments in Mallorca. Passionate finder of dream properties and explorer of the island for over 25 years, growing up and naturally understanding the local market. Connects international with Mallorcan clients and their worlds.
