Buying a house in Asturias

Buying a house in AsturiasBuying Real Estate
  • 19.05.2025
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Ultimate Guide to Buying a House in Asturias: Everything You Need to Know

If you’re considering buying a house in Asturias, you’re not alone. This enchanting region in Northern Spain has attracted both domestic and international homebuyers seeking a slice of paradise where mountains meet the sea. Whether you're searching for a traditional stone cottage, a modern apartment, or a countryside villa, Asturias offers a unique blend of natural beauty, culture, and affordability.

This comprehensive guide delves into every aspect of purchasing property in Asturias. From understanding the property market and legal requirements, to exploring different towns, neighborhoods, and lifestyle perks, we'll equip you with all the knowledge needed for a successful property purchase.

Table of Contents

Asturias: An Overview

Located in Spain's verdant north, Asturias is a region often described as "Spain’s natural paradise." Flanked by the Bay of Biscay to the north and the Mountainous Cordillera Cantábrica to the south, Asturias is rich in scenic beauty, cultural heritage, and local traditions. Its moderate climate, pristine landscapes, and historic cities make it an appealing location for property buyers seeking tranquility, authenticity, and a high quality of life.

Unlike Spain’s more crowded tourist hubs, Asturias offers a serene environment with less commercial development and lower cost of living. The region combines lush green valleys, craggy coastal cliffs, sandy beaches, and picturesque villages—a perfect blend for nature lovers, retirees, families, and adventurous spirits alike.

  • Capital: Oviedo
  • Main Cities: Gijón, Avilés, Mieres, Langreo
  • Languages: Spanish (official), Asturian (co-official, regional)
  • Population: Approx. 1 million
  • Weather: Oceanic climate, mild with frequent rainfall but rare extreme heat or cold

The unique culture, gastronomy, historical architecture, and access to both mountains and seas make Asturias an increasingly popular destination for both purchase of holiday homes and permanent relocation.

Understanding current trends is crucial before investing in any real estate market, and Asturias is no exception. While property prices in Spain have risen substantially in the hotter southern coastal regions and major cities, Asturias remains relatively affordable, with slower but steady appreciation, making it an attractive option for buyers looking for value and stability.

Property Price Overview

As of early 2024, the average price for residential property in Asturias hovers around €1,400 per square meter, compared to the national average of €2,000+. Prices have gradually increased post-pandemic due to higher demand for countryside and second homes, but still lag behind Spain's more prominent regions.

City/Town Average Price (€/m²) Remarks
Oviedo €1,800 Region's capital, excellent infrastructure, city amenities
Gijón €2,000 Seaside, vibrant culture, most expensive
Avilés €1,500 Coastal, industrial past, affordable homes
Countryside €1,000 Villas, cottages, rural fincas at lower prices
Smaller Villages €800 Bargains for renovation, less demand

Market Dynamics

  • Asturias property market is less volatile, characterized by slow, steady price movements.
  • Urban and coastal markets (Gijón, Oviedo) show higher demand and price resilience.
  • Interest in rural properties and "casonas" (manor houses) has grown since the pandemic, with buyers seeking privacy and green spaces.
  • Renovation projects abound, presenting opportunities for hands-on buyers or investors.
  • Foreign buyers, especially from the UK, France, and Germany, are increasingly active but still niche compared to other regions.

Rental Market

While not as lucrative as Spain’s Mediterranean coasts, holiday and long-term rentals in popular towns or near the coast can yield reasonable returns, particularly during the summer and "fiesta" seasons.

Best Places to Buy a House in Asturias

The diversity in Asturias is remarkable—whether you prefer vibrant urban life, tranquil mountain retreats, or scenic coastal settlements, there's a location that matches your dream lifestyle. Here’s a detailed exploration of the most notable places to buy a home in Asturias:

1. Oviedo: The Elegant Capital

Oviedo, Asturias’ capital, offers an alluring mix of history, culture, and comfort. Renowned for its medieval old town, vibrant cultural calendar, and cleanliness, Oviedo is ideal for those seeking city life without the stress of Spain’s megacities. The city's excellent healthcare, education facilities, museums, shops, and green spaces attract both families and retirees.

  • A range of contemporary apartments, historic townhouses, and villas
  • Prices from €150,000 for central flats to €500,000+ for luxury homes
  • Highly walkable, strong public transport, and easy access to countryside escapes

2. Gijón: Seaside City with Heart

Gijón is the region’s largest city and Asturias’ economic and cultural engine. It is famed for its lively seafront promenade, beautiful beaches (like Playa de San Lorenzo), and dynamic nightlife.

  • Wide selection of apartments, modern developments, and luxury penthouses
  • Traditional fisherman’s homes in Cimavilla district
  • Higher prices, but robust short- and long-term rental demand
  • Excellent dining, events, and transport links

3. Avilés: Industrial Charm Meets Coastal Beauty

Once a heavily industrial port city, Avilés is undergoing a cultural and urban renaissance. Its old town, contemporary arts scene (e.g., Centro Niemeyer), and proximity to under-the-radar beaches make it a great value destination for property hunters.

  • Quaint apartments in renovated old buildings
  • More affordable than Oviedo or Gijón
  • Good for young professionals, artists, and families

4. Llanes: Picturesque Coastal Retreat

Llanes combines dramatic cliffs, over thirty beaches, and a delightful medieval quarter. It's a magnet for holidaymakers and those seeking scenic, tranquil living on the coast.

  • Traditional Asturian stone houses and modern villas
  • Strong summer rental market, especially for sea-view properties
  • Access to Picos de Europa National Park for outdoor enthusiasts

5. Cangas de Onís & Ribadesella: Gateway to the Mountains

Nestled at the entrance of Picos de Europa, Cangas de Onís is ideal for those drawn to hiking, biking, and adventure sports. Ribadesella is known for its spectacular beach and charming riverside town.

  • Traditional farmsteads, casonas, and rustic dwellings
  • Lower prices, potential for renovations
  • Appeal to expats and young families

6. Villaviciosa, Colunga, and Surrounding Villages

These small towns offer superb local cuisine (notably cider), lovely beaches, and rural tranquility. Property prices are exceptionally competitive, especially for those seeking countryside living or home restoration projects.

7. Rural Asturias

If you're searching for authenticity, numerous inland villages scattered across the hills and valleys beckon. Here, beautiful “casas de pueblo” (village houses), granaries (hórreos), and farmhouses can be found—often requiring varying degrees of renovation but offering unbeatable views, peace, and value.

Types of Property in Asturias

Asturias’ architectural diversity means buyers have a broad selection of homes to consider. Each property type offers unique lifestyle benefits.

Urban Apartments

Most city dwellers in Oviedo, Gijón, and Avilés opt for apartments (“pisos”). These range from compact studio flats to expansive penthouses with terraces and sea or city views. Urban apartments often feature:

  • Community amenities such as lifts, parking, and shared gardens
  • Proximity to shops, schools, restaurants, hospitals, and public transport
  • Renovated or new-build options, with varying price points

Townhouses (“Casas de Pueblo”)

Traditional Spanish townhouses are prevalent in Asturias, usually spanning two or three stories with stone or brick facades. Often located in village centers or old quarters, these homes may require renovation but provide a wealth of character.

Detached Villas

Villas can be found in urban peripheries, coastal enclaves, and rural settings. These homes offer more square footage, private gardens, and often scenic views. They may be modern builds or classic “casonas”—historic manor houses and estates with potential heritage value.

Country Properties and Farmhouses

For those chasing a rustic lifestyle, rural Asturias is populated with smallholdings, traditional “quintas,” and agricultural properties. They usually feature land for gardens or livestock, barns, and outbuildings. Some may include “hórreos”—iconic raised granaries.

New Developments

Contemporary buyers may prefer newly built homes, particularly near urban centers or the coast. These properties offer modern amenities, energy efficiency, and customizable layouts. Demand is strong, so prices are often higher, but the comfort and standards appeal to many foreign buyers.

Renovation Projects

Asturias is recognized for its abundance of affordable properties requiring varying degrees of restoration. This appeals to DIY enthusiasts and investors. Small houses in rural need of refurbishing can be snapped up for €30,000-€60,000 but may require significant investment to meet modern standards.

Spain offers one of the most straightforward property acquisition processes in Europe. However, it is essential to follow all legal steps to safeguard your investment, avoid future disputes, and ensure compliance with local rules.

Who Can Buy Property in Asturias?

  • EU Citizens: Have the same rights as Spanish nationals to buy, own, and sell property in Spain.
  • Non-EU Citizens: May purchase property freely, although additional residency rules may apply if planning to stay longer than 90 days in a 180-day period.
  • Golden Visa Scheme: Non-EU citizens investing €500,000 or more on property are eligible for Spain’s “Golden Visa,” granting residency permits for themselves and immediate family.

Key Legal Documents

  1. NIE Number: All non-Spaniards must obtain a Número de Identidad de Extranjero (Foreigners’ Identification Number) before buying property. This can be requested at Spanish consulates or police stations.
  2. Bank Account: A Spanish bank account is necessary for payments, taxes, and utility bills.
  3. Title Deed (“Escritura Pública”): The legally binding document affirming property ownership. Must be signed before a Spanish notary.
  4. Property Registry Extract (“Nota Simple”): Verifies property ownership and reveals any legal charges, debts, or liens.

Legal Checks and Due Diligence

  • Ensure the seller holds clear and undisputed title to the property.
  • Check for outstanding debts (mortgages, utility bills, community fees, or taxes) against the property.
  • Verify boundaries, land classification (rural, urban, protected), and planning permissions, especially for countryside or renovation properties.
  • Confirm compliance of any extensions or outbuildings with planning laws.
  • Assess community rules (“comunidad de propietarios”) for apartments or shared-owner urbanisations.

Notary and Registry

Completion of the purchase occurs before a notary, who certifies the deed and identity of the buyer/seller. The property must then be registered with the local Land Registry (Registro de la Propiedad) to legalize ownership.

Legal Representation

It is strongly recommended to employ an independent lawyer (“abogado”)—with no ties to the estate agent or seller—to guide you through the legal process, perform due diligence, prepare contracts, and coordinate with the notary.

Step-by-Step House Buying Process

Navigating the Spanish property market may seem overwhelming. The following step-by-step process will help buyers understand what is involved:

  1. Research the Market and Define Requirements
    • Budget, preferred location, property type, lifestyle needs
    • Shortlist neighborhoods, towns, or villages
  2. Visit Properties
    • Arrange viewings via estate agents (“inmobiliarias”), developer sales offices, or private sellers
    • Evaluate condition, orientation, amenities, and neighborhood
  3. Appoint a Lawyer (Abogado)
    • Ensure legal standing, check land registry, existing liens, and paperwork
  4. Make an Offer
    • Bargaining is common outside of hot markets and for homes needing renovation
  5. Sign the Preliminary Purchase Contract (Contrato de Arras)
    • Once both parties agree, a “sales deposit” contract is signed
    • Typically, a deposit of 5-10% is paid to take the property off the market
    • If the buyer backs out without cause, the deposit is lost; if the seller withdraws, they pay double the deposit
  6. Finalize Financing
    • If using a mortgage, obtain pre-approval and complete bank appraisals
  7. Final Due Diligence and Notary Deed
    • Lawyer and notary confirm all is in order
    • Attend notary to sign the public deed (escritura pública de compraventa)
    • Pay the balance and receive the keys
  8. Pay Taxes and Registration
    • Pay purchase taxes and registry fees
    • Register the deed with the Registro de la Propiedad
  9. Settle Utilities and Community Fees
    • Set up utilities, change contract names, and register with homeowners’ associations if needed

Financing and Mortgages in Asturias

Securing the right financing or mortgage is a key aspect of buying a house. Most buyers fall into one of two categories: cash buyers (who pay in full) or those requiring a Spanish mortgage. Here’s what you need to know:

Spanish Mortgage Options

  • Non-residents: May borrow up to 60-70% of the property’s value.
  • Residents: Can borrow up to 80% of the purchase price.
  • Loan terms typically range from 10 to 30 years, variable or fixed rates available.

Requirements for Obtaining a Mortgage

  • Valid passport and NIE number
  • Proof of income (payslips, tax returns, pension statements)
  • Bank statements and evidence of creditworthiness
  • Property documents (purchase contract, cadastral reference, etc.)

Loan Approval and Appraisal

Spanish banks will appraise the property (tasación) to set the maximum mortgage amount, which could be less than the purchase price. Approval can take several weeks; early application is advisable.

Additional Costs Involving Mortgages

  • Mortgage arrangement fees (1% of loan amount or more)
  • Appraisal cost (approx. €300-€600)
  • Life or property insurance (sometimes required)

Alternative Financing Options

  • International mortgage brokers (for foreign buyers seeking tailored solutions)
  • Home equity loans in the buyer’s home country
  • Private seller financing (rare but possible)

Costs and Taxes Associated with Buying Property

Buying property in Asturias involves more than just the purchase price. A proper budget should include the following additional costs:

1. Taxes on the Purchase

  • Transfer Tax (Impuesto de Transmisiones Patrimoniales, ITP): 8-10% of the purchase price (typically 8% in Asturias; higher for pricey properties)
  • VAT (IVA): 10% (applies only to new builds purchased from developers)
  • Stamp Duty (Actos Jurídicos Documentados, AJD): 0.75-1.5% (varies by region and purchase type)

2. Notary and Registry Fees

  • Notary Fees: €600-€1,200
  • Property Registry Fees: €400-€800

3. Legal Fees

  • Lawyer: 1%-1.5% of the purchase price (minimums apply)

4. Mortgage Costs (if applicable)

  • Arrangement and valuation fees, insurance (see above)

5. Ongoing Costs

  • IBI Property Tax: Annual local tax based on cadastral value (Impuesto sobre Bienes Inmuebles)
  • Community Fees: For apartments or shared complexes
  • Utilities and Insurance: Water, electricity, gas, household insurance
  • Waste Collection Tax, TV License, etc.

6. Optional Surveyor/Architect

  • Particularly advised for rural or older properties—costing €400-€1,200 depending on scope of survey

How to Find Your Dream Home in Asturias

Finding the right home isn’t just about looking at listings—it’s about understanding the region, its people, and its unique housing stock. Here's how to maximize your property search and buying experience:

1. Online Real Estate Portals

2. Using Local Real Estate Agents

Asturias has many established real estate agencies (inmobiliarias) with experience serving both Spanish and foreign buyers. Agents can help:

  • Source off-market deals and upcoming listings
  • Narrow options based on your criteria
  • Arrange property visits
  • Advise on market values and negotiation
  • Coordinate with local notaries, surveyors, and lawyers

3. Engaging a Buyer’s Agent

While less common in Spain, English-speaking buyer’s agents can act solely on your behalf, especially useful for overseas purchasers. They may charge a fixed fee or a percentage of savings achieved during negotiation.

4. Recommendations and Word-of-Mouth

In rural regions, properties sometimes change hands privately or via local networks. Connecting with expatriate groups, local residents, or community boards may unearth hidden gems not listed online.

5. Viewing and Inspection Tips

  • Assess structural condition, humidity, roof condition, wiring, access, and heating
  • Visit at different times of day for light, noise, and atmosphere
  • Ask about renovation history and obtain energy certificates (required by law)
  • Surveyor’s or architect’s assessment is highly recommended for older properties

Living in Asturias: Lifestyle, Amenities, and Culture

Once you’ve purchased a home in Asturias, you’ll discover the deep richness of life in this unique corner of Spain. Here’s what makes living in Asturias special:

Natural Paradise

  • Mountains: The Picos de Europa National Park offers hiking, climbing, caving, and wildlife watching.
  • Coast: Over 350 kilometers of coastline, with hidden coves and famous beaches like Playa de Gulpiyuri or Playa de Torimbia.
  • Green Landscapes: Rolling valleys, ancient beech and oak forests, and riverside trails abound.

Rich Cultural Heritage

  • Architecture: Pre-Romanesque churches, Roman bridges, medieval old towns, and rural “casonas.”
  • Festivals: Year-round festivals celebrate everything from traditional “sidra” (cider) to Holy Week and Folklore.
  • Language: Spanish is official, but Asturian is recognized and sometimes used in signage.

Food Scene

  • World-famous for seafood, hearty stews (fabada asturiana), cheeses, and local cider.
  • Markets, “chigres” (cider houses), and small-town bakeries add to the experience.

Health and Education Services

  • Modern hospitals and clinics in major towns
  • Wide selection of public and private schools
  • International schools in larger cities (Oviedo, Gijón)

Connectivity

  • International airport at Avilés (Asturias Airport, OVD)
  • High-speed rail connections to Madrid (renfe.com) and major Spanish cities
  • Efficient road system, reliable buses, and low traffic outside urban centers

Climate and Environment

  • Mild temperatures year-round—average summer highs of 21–24°C, winter lows rarely below 7°C.
  • Frequent, gentle rain—responsible for the lush, "Emerald Isle"-like landscapes.
  • Clean air, low pollution, excellent tap water quality.

Expat and Local Communities

While not as internationally saturated as parts of Andalusia or the Costa Blanca, Asturias hosts a growing community of overseas residents. British, French, German, Dutch, and Latin American expats are found especially near the coast, in Oviedo and Gijón, and in some rural hamlets where international renovation projects have flourished.

Asturias Real Estate: Investment Prospects

Asturias is not only a lifestyle buy, but also offers solid long-term investment potential. Here’s why:

1. Stable Market and Price Growth Potential

  • Asturias was late to the 2000s property boom, so did not suffer the same crash or overbuilding as southern Spain.
  • Since 2020, increased demand from Spaniards and Europeans seeking "green" and remote living has pressed prices upward, most notably for renovated and unique rural properties.

2. Rental Opportunities

  • Short-term rentals are strong in coastal towns and during high season, especially apartments or homes close to beaches and hiking areas.
  • Long-term rentals are in demand in Oviedo and Gijón, particularly for students, professionals, and families.
  • Rustic and rural accommodations facilitate lucrative “casa rural” (rural getaway) businesses—an official sector with its own regulations.

3. Renovation and Value-Add Plays

  • Many rural or older properties can be acquired at low entry prices and, once renovated, can be sold or let for significant profit.
  • Tourism infrastructure grants and regional support may be available for certain restoration projects.

4. Threats and Considerations

  • Some rural areas are depopulated or have limited amenities—possible oversupply in the event of economic downturns.
  • Coastal building restrictions due to environmental laws—good for long-term value but limits speculative building.
  • Asturian bureaucracy can be slow, particularly for planning permission on significant renovations—patience required.

5. Golden Visa and Residency Opportunities

  • For non-EU buyers, large property purchases can unlock residency rights, enabling access to Spain, the Schengen Area, and potentially attractive retirement or remote work options for non-European nationals.

Frequently Asked Questions

Q: Can foreigners legally own property in Asturias?
A: Yes. There are no restrictions on foreigners purchasing property in Asturias or any part of Spain. However, non-EU buyers must comply with additional visa/residency requirements if planning to live full-time.
Q: Is financing available to non-residents?
A: Most Spanish banks provide mortgages to non-residents, though typically with a lower loan-to-value ratio and stricter documentation requirements compared to residents.
Q: What is a “casa rural” and how do I buy one?
A: “Casa rural” refers to a rural farmhouse or cottage used for tourism purposes. You may purchase a rural home and register it as a tourist accommodation under regional regulations, provided it meets standards for safety and comfort.
Q: Are there property taxes in Asturias?
A: Yes, buyers pay a one-off transfer tax (ITP, or VAT for new builds). Owners pay an annual IBI (property tax) based on cadastral value, and community/utility fees where applicable.
Q: Can I buy a renovation project and apply for building permits?
A: Certainly, but all significant works, especially in rural or protected areas, require permission from the local council (ayuntamiento). Some projects may face restrictions due to historical, environmental, or land-use regulations.
Q: How long does the entire buying process take?
A: Normally 2-3 months for straightforward purchases. However, if a mortgage, survey, or significant due diligence is involved, allow up to 4-6 months. Renovation approvals can add extra time.
Q: What is the cost of living like?
A: Asturias is notably more affordable for housing and daily expenses than Madrid, Barcelona, or Costa del Sol. Utilities and property taxes are moderate. However, imported goods and international schools can cost more due to lower demand.
Q: Does Asturias have many English speakers?
A: In tourist and expat areas, you will find English spoken, and many professionals (lawyers, agents) offer multi-lingual services. In rural areas, Spanish or Asturian prevails, so some language learning is advisable.

Conclusion: Why Asturias Should Be Your Next Home Investment

Buying a house in Asturias is not merely a property transaction; it's an invitation into one of Spain’s best-kept secrets. With its stunning coastlines, vibrant cities, historic villages, and lush countryside, Asturias offers an unparalleled quality of life at a fraction of the cost seen elsewhere in Spain and Europe. The region’s stable property market, a growing international community, and robust legal protections make it an outstanding choice for investors, relocators, and retirees alike.

Taking the steps to thoroughly research your market, consult independent professionals, and carefully assess your amenities and lifestyle needs will ensure your journey to a new Asturian home is a happy one. From elegant city apartments to romantic country farms, there truly is an Asturian home to match every dream and budget—so why wait?

If you’re ready to embark on your Asturian home search, follow the guidance in this comprehensive article to navigate every stage with confidence. Asturias’ doors are open—come and find your paradise.

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