Un hogar real built from vision: the story of an international family

Project context: international buyers and their goal in Spain

In 2024 a family living outside the EU purchased a plot near Valencia with a clear brief: a modern, sustainable Mediterranean home for seasonal living and long-term asset growth. They wanted predictable costs, tight delivery dates, and a high level of thermal comfort to host family visits.

Why they chose industrialized housing and a turnkey approach

The family evaluated traditional builds and offsite options. They chose an industrialized, turnkey model because it offered three decisive advantages:

• Fixed price contracts that minimized budget risk.
• Closed schedules driven by factory-controlled manufacturing.
• Single-point delivery from plot search to handover, reducing coordination stress when managing the project from abroad.

Financial and legal hurdles for non-resident buyers

Access to mortgages for non-residents: requirements and common barriers

Non-resident financing in Spain is feasible but involves stricter conditions. Typical lender requirements encountered by our family included:

• Higher minimum equity: lenders asked for 30–40% down rather than the 20% often seen for residents.
• Stricter income documentation and certified translations of tax returns.
• Additional guarantees such as Spanish bank accounts and a local fiscal representative.

Impact of industrialized housing on valuation and loan terms

One advantage of industrialized housing is predictability: lenders value the reduced construction risk and fixed-price contracts positively. In this project, the turnkey contract and factory warranty reduced perceived risk, enabling the family to secure a self-build mortgage with phased drawdowns tied to milestone completion.

Tax and documentary implications for non-residents

Non-resident buyers must plan for:

• Non-resident property taxes and annual imputed income rules.
• VAT vs. transfer tax differences when buying from a developer vs. on the resale market.
• Notary and registry costs plus translation/legalization of documents.

The solution: coordinated design, financing and construction

Financing strategy: self-build mortgage and hybrid options

The project combined a bank self-build mortgage with a short-term promotional line from the developer. Key elements:

• Initial mortgage approval conditioned on the turnkey contract and contractor guarantees.
• Phased disbursements linked to: plot purchase, foundation completion, enclosure (weather-tight), and final handover.
• Supplementary bridge financing from the developer for the final fit-out, later reimbursed at handover.

Practical tip: negotiate milestone definitions clearly—banks and promoters must agree on what constitutes 'enclosure' or 'hand-over' to avoid payment delays.

Choosing materials and structural system

The family prioritized durability, thermal performance and Mediterranean aesthetics. The chosen configuration combined:

• Industrialized concrete elements for foundations and key load-bearing walls—ensuring longevity and acoustic performance.
• Light timber frame for interior partitions and roof overhangs—allowing fast assembly and excellent thermal behavior.
• Selective steel frame for large-span terraces and cantilevers—providing clean, contemporary lines.

This hybrid approach delivered a finished look in natural materials—light facades, timber details and large glazing—aligned with Mediterranean design.

Coordinating the turnkey process: plot, permits and closed schedules

Critical coordination steps that made the timeline reliable:

1. Early site due diligence to confirm land classification and utilities.
2. Pre-approved turnkey design options to speed permit approval.
3. Factory production of modules and building components while final paperwork completed—parallel workstreams reduced calendar risk.
4. Clear warranties and a documented post-handover service level agreement.

Coordination tip: appoint one local project manager empowered to sign technical clarifications—this avoids weeks of delay when the owners are abroad.

Outcome: delivered in 10 months from groundbreaking to keys, with a fixed-price contract and a measurable 40% reduction in embodied carbon versus a conventional build.

Measurable results: timelines, costs and energy performance

Real timeline: milestones and comparison with traditional build

Project timeline (actual):

• Plot acquisition and legal checks: 6 weeks
• Permits and approvals: 10 weeks (parallel to factory prep)
• Factory production: 8 weeks
• On-site assembly and finishes: 10 weeks
• Total: 34 weeks (~8 months). Including buffer and handover: 10 months.

Traditional on-site construction of this typology typically ranges from 16–24 months in similar regions. The industrialized approach reduced on-site time and weather-related delays.

Cost breakdown and savings compared to traditional construction

High-level investment figures (rounded):

• Total delivered turnkey cost: €1,650/m² (including plot infrastructure and VAT where applicable).
• Comparable traditional build estimate: €1,900–2,100/m² for the same specification.
• Net saving: ~15–25% on total project cost, driven by reduced site labor, fewer change orders and fixed material procurement.

Note: these figures include high-performance glazing, MVHR (mechanical ventilation with heat recovery) and improved insulation—items that raise upfront cost but lower operating expenses and increase resale value.

Efficiency and sustainability: energy certification and carbon reduction

Measured performance:

• Predicted primary energy need: 30–45 kWh/m²·year (near Passive House targets for a Mediterranean climate).
• Measured airtightness at handover: 0.6 ACH at 50 Pa—within high-performance envelope ranges.
• Embodied carbon: estimated 40% reduction vs. a traditional masonry build due to factory optimization and lower waste.

These results translated into lower annual energy bills and a stronger long-term value proposition for the home as a rented or resold asset.

Impact on the family: satisfaction, comfort and asset value

Client testimonial: experience before, during and after

The family reported three phases of experience:

• Before: anxiety around financing and remote project management.
• During: confidence grew as milestones were met on schedule and the local manager handled queries promptly.
• After: high satisfaction with thermal comfort, low maintenance and the home’s Mediterranean aesthetic.

One owner said at handover: "We never imagined a build could be this predictable—keys on time and no surprise bills."

Satisfaction indicators: comfort, delivery and aftercare

Quantifiable indicators recorded by the developer and independent auditor:

• Thermal comfort score (occupant survey): 9/10 after first winter.
• Handover punctuality: met scheduled date within a 7-day contractual tolerance.
• Post-sale service calls in first 12 months: < 3 (mostly minor finishes).

Practical lessons and recommendations for non-resident self-builders

How to prepare a mortgage application as a non-resident

Document checklist and best practices:

• Certified income proofs and bank statements (last 2–3 years).
• Translated and apostilled identification and tax documents.
• Clear turnkey contract with milestone-based payment schedule.
• Local bank account and tax representative to speed notarization and payments.

Pro tip: obtain a conditional bank offer tied to the turnkey contract—this is more persuasive for promoters and avoids financing uncertainty.

Questions to ask your promoter or builder

Before signing, verify:

• Exact milestone definitions and inspection protocols for disbursements.
• Factory and on-site warranties, and what they cover (waterproofing, structure, finishes).
• Air-tightness and thermal performance guarantees and how they will be verified.
• After-sales support SLA (response times and responsibilities).

Summary of industrialized housing benefits for international buyers

Key advantages demonstrated by this case:

• Speed: delivery in under a year is realistic with good coordination.
• Cost certainty: fixed-price turnkey contracts reduce financial surprises.
• Performance: better energy efficiency and lower embodied carbon than many traditional builds.
• Manageability: a single contractual partner simplifies remote management for non-residents.