Marbella property viewing checklist: what to inspect and ask

A viewing is more than a first impression

Strong photography can show a home at its best, but a useful viewing tests how the property will function for you. Arrive with a short written brief and record the same observations at every home so that emotion does not erase the practical differences.

Before travelling, confirm the current asking price, availability, exact location, built area, plot or terrace area and whether furniture or parking is included.

Light, orientation and outlook

Note the compass orientation of the main living spaces and terraces. Consider where the sun falls in summer and winter, whether neighbouring buildings affect privacy, and whether a protected view is genuinely protected.

Open curtains and doors, listen for road or community noise, and look at the approach to the property. The arrival, parking route and distance from the car matter more in daily life than they do in a brochure.

Condition and future work

Look beyond finishes. Ask about the age and maintenance of air conditioning, water systems, windows, roofing, pool equipment and major appliances. Note signs of damp, cracking or recent patch repairs for a qualified surveyor or technical professional to examine.

If you plan changes, do not assume they are permitted. Extensions, enclosed terraces, façade changes and short-term rental use can involve planning, community or licensing restrictions that should be checked during due diligence.

Community and ownership costs

For apartments and homes in managed communities, ask for the latest community fee, what it includes, whether special assessments are expected and which rules affect pets, renovations, parking or rentals.

Build an annual ownership estimate that includes local property tax, rubbish charges, insurance, utilities, community fees, garden and pool care, security and an allowance for maintenance.

Questions worth asking

A seller’s answer is a starting point, not a substitute for independent legal and technical checks. Your lawyer should confirm ownership, charges, licences, planning status, community debts and the documents relevant to the property.

• Why is the property being sold and how long has it been available?
• What is included in the price?
• Have major works or alterations been completed?
• Are there current community issues or planned assessments?
• What are the typical annual running costs?
• Are parking and storage separately registered or allocated?

Compare before deciding

Photograph or note the same rooms and practical details at each viewing, subject to the owner’s permission. Afterward, score every home against your non-negotiables. The goal is not to find a property without trade-offs; it is to understand exactly which trade-offs you are choosing.