Nathan op Tenerife
Listing N° 05 · La Orotava, North

Chalet con piscina y 1.900 m² de jardín — Calle San Isidro, La Orotava.

5 bed · 5 bath536 m² built1,900 m² plotBuilt 1970Villa
Asking  ·  My target
1,100,000 / €950k
Or book a viewing directly →
01 / 20
In this feature
Ch. I
The take
Ch. II
The numbers
Ch. III
The plates
Ch. IV
The location
Nathan's take
The honest note

A 536 m² standalone chalet on a generous 1,900 m² plot, right in central La Orotava. Three storeys, five bedrooms, five bathrooms, garage, plus the kind of garden setup most casco properties don't have — pool, sauna, bodega, three vegetable patches, sports court, pergola-shaded porch. Built in 1970 and reformed (kitchen + living areas, accessibility upgrades, solar-thermal panels on the rooftop). Asking €1.1M — engine reads fair value around €940k for the cohort, with realistic clearing in the €910k range. Listing sits about 17% above what comps support, but this is a healthier segment than the casco-mansion cohort: similar villas with pool clear in 100–150 days at fair price, so an offer in the €920–960k band is a defensible opening.

My verdict
Worth a look
Priced honestly for what it is. Move this month.

What I saw on the viewing.

Chalet independiente de 536 m² sobre 1.900 m² de parcela en el centro de La Orotava. Tres plantas, cinco habitaciones, cinco baños, garaje y trastero. Piscina, sauna, bodega, jardines con tres huertas, cancha deportiva, porche con pérgola de madera. Construido en 1970, cocina y zonas vivientes reformadas, panel solar térmico en azotea. Acceso adaptado para movilidad reducida. Calle San Isidro, Distrito Centro.

If you bought it today
Listed at €1,100,000; fair value €974,283. You'd be paying €125,717 over (+12.9%).
All-in buy cost ≈ €1,193,500 (price + ITP, notary, registry, my fee).
Super
+7.3% / yr
Break-even at 2 years
10-yr net to seller: €2,138,286 · total return +€944,786 (+79.2%)
5-yr: €1,502,674 · +25.9%
Tourism + supply tightness continues. Top-quartile of historical years.
Okay
+5.0% / yr
Break-even at 3 years
10-yr net to seller: €1,711,939 · total return +€518,439 (+43.4%)
5-yr: €1,344,547 · +12.7%
Long-run Canarias trend. What the median year has looked like.
Moderate
+4.2% / yr
Break-even at 3 years
10-yr net to seller: €1,596,521 · total return +€403,021 (+33.8%)
5-yr: €1,298,432 · +8.8%
Soft cycle. ECB tightening or local oversupply. 30th percentile.
Bad
+2.7% / yr
Break-even at 5 years
10-yr net to seller: €1,375,696 · total return +€182,196 (+15.3%)
5-yr: €1,205,295 · +1.0%
Recession or tourism shock. Bottom-decile of historical years.
Crash (2008-style)
-2.0% / yr
Break-even at 19 years
10-yr net to seller: €933,213 · total return -€260,287 (-21.8%)
5-yr: €782,367 · -34.4%
Honest worst-case: replays the actual Spanish 2008–2018 cycle. Sharp decline then slow recovery. Most buyers stay underwater for years.
Scenarios anchored on the last 10 years of Canarias INE IPV YoY observations (post-2008-crash regime). Bad = 10th percentile, Moderate = 30th, Okay = median, Super = 75th. Buy-side costs 8.5% (ITP + notary + registry + buyer's-agent fee); sell-side costs 4% (agency + plusvalía).
Market context · Canarias
QIV 2025
Canarias prices 11.0% higher than a year ago — market running hot.
1-year
+11.0%
5-year
+49.6%
vs peak
100%
QIV 2025
Source: INE · Índice de Precios de la Vivienda · 2015 = 100
By the numbers
Listed
€1,100,000
€2,052 / m²
My target
€950,000
13.6% under asking
Community fee
N/A
Standalone — no comunidad de propietarios
Pending derrama
N/A
Standalone — no comunidad
The true cost, at my target
Purchase price
€950,000
ITP — 6.5% Canarias
€61,750
Notary
€1,450
Land registry
€680
Gestoría
€600
My fee — 1.5%
€14,250
All-in, done
1,028,730
Mortgage, indicative
From
€3,340/ month
via Sabadell · €385,000 deposit · 25y
10 banks · 12m Euribor 2.723% · April 2026 · non-binding
The plates
Plate II
Plate III
Plate IV
Plate V
Plate VI
The location
La Orotava · NorthOpen in Google Maps →

Where this one sits.

La Orotava, North Tenerife.

Nearest beachPlaya El Bollullo6.3 km · 8 min drive
Second beachPlaya de San Juan5.5 km · 7 min drive
SupermarketSupermercados Tu Alteza1.0 km · 2 min drive
PharmacyFarmacia Paseo Dominguez Alfonso653 m · 8 min walk
Restaurants & cafés20 within 500 m
HospitalHospital Quirónsalud Vida - Urgencias4.2 km · 5 min drive
Shopping mallCentro Comercial Temait III1.1 km · 2 min drive
MarinaPuerto Deportivo La Galera44.1 km · 38 min drive
Golf courseGolf La Rosaleda2.8 km · 3 min drive
AirportAeropuerto Tenerife Norte (TFN)27.8 km · 24 min drive
A word from Nathan
Nathan Derkse
Nathan Derkse
Buyer's agent
A note

“If you'd like me to walk this property with you — on video, or in person on your next trip — send me a message. Twenty minutes is usually enough to know whether it's the one.”

Nathan