Listing N° 9E · Filed 11 February, Costa Adeje
Mirador 12, Costa Adeje.
2 bed · 1 bath94 m² + 12 m² terraceBuilt 1998Lift · 2nd floor
Plate I · South terrace, late afternoon
Photograph by the editor
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
“Community charging €280/month plus a facade derrama in November. Overpriced by €50k. Pass.”
Verdict
Skip. Walk away.
Market context · Canarias (QIV 2025)
Canarias prices 6.8% higher than a year ago — market running hot.
1-year
+6.8%
5-year
+26.4%
vs peak
6%
QIV 2025
source: INE Índice de Precios de la Vivienda (base 2015 = 100)
Walked with Andrés, my builder, on the tenth. The building is older than the listing suggests, but looked after — plumbing redone 2018, same administrator since 2015.
Not in the listing: the kitchen extractor isn't to code, and one window frame needs replacing within five years. Together about €2,400.
My read: open at €393k, settle at €398k. Listing's been up nineteen days, nothing comparable on this block has sold below €378k in twelve months. You're not overpaying.
By the numbers
Listed
€420,000
€4,468 / m²
My target
€398,000
5.2% under asking
Community fee
€95 / mo
Bank-audited accounts
Pending derrama
None
Minutes through 2027
The true cost, at my target
Purchase price
€398,000
ITP — 6.5% Canarias
€25,870
Notary
€1,450
Land registry
€680
Gestoría
€600
My fee — 1.5%
€5,970
All-in, done
€432,570
The location
Where this one sits.
Costa Adeje, South Tenerife.
Restaurants (500 m)0
From the editor
Nathan Derkse, editor
A note
“If you'd like me to walk this apartment with you — on video, or next week in person — send me a message. Twenty minutes, and we'll know whether it's the one.”
Nathan