Are you are planning to buy a Finca Rustica or Rural Estate in Cambrils or Tarragona? Then you might be interested in my 6 tips that can help you make a decision.
Acquiring a country estate in Catalonia can be an exciting and rewarding investment, whether to farm, enjoy nature, or establish a rural home.
As you probably know, Tarragona is known for its pleasant climate all year round, miles of fine sandy beaches and exceptional gastronomy based on local products.
https://es.wikipedia.org/wiki/Tarragona
In recent years, many people have opted to change their lifestyle, seeking the tranquility and comfort that coastal and beachside living can offer.
For other people, rustic properties have become another alternative to buy, offering a very different lifestyle from the city or the beach.
If you are considering the purchase of a rustic property in Cambrils or surroundings, I invite you to read the 6 key factors that can make the difference in its value and functionality.
1. Own Water: The Heart of a Finca Rústica.
Water is life, and in the context of a rustic farm, this could not be more true. A farm with access to its own water has a significant advantage, especially if it has crops, fruit or nut trees. These not only enrich the environment, but also increase the value of the property and its potential for use.
There are three commonly available water sources:
- Own wells: Having a well on the farm ensures a continuous supply of water, provided it is properly maintained and local regulations are followed. It is crucial to verify that the well is registered and that its flow is sufficient for present and future needs.
- Irrigation Communities: These organizations manage the water supply to several farms in a region. Being part of an irrigation community can be a practical option, although it usually involves periodic fees.
- Pond Storage: If the farm does not have direct water, one solution may be to have a storage pond. These ponds are filled with water transported by trucks or tractors, which can be useful in areas with limited access to water.
2. Electricity: An essencial Element.
The availability of electricity can significantly influence costs and the intended use of the farm. A direct connection to the electrical network is ideal, however, verify the state of the existing installation and the costs of a possible extension or improvement. The cost of extending the electrical connection can be high if the farm is isolated, so it is important to evaluate if this investment is feasible.
Today, lack of electricity is not an impossible obstacle. Renewable energy solutions can cover the needs of a farm, even in remote areas:
- Solar panels: ideal for supplying clean and reliable energy, especially in a region like Catalonia, which has many hours of sunshine per year.
- Wind turbines: If the farm is in a windy area, a small windmill can be an excellent complementary option.
- Hybrid systems: Combining technologies, such as solar panels with battery backup, can ensure a continuous supply.
Therefore, carefully evaluate your needs, associated costs and available alternatives to ensure that your farm is functional and sustainable from day one.
3. Matching the surface area: Cadaster vs. Regristry
What is the Cadastre?
The cadastre is an administrative registry managed by the State that contains descriptive, graphic and economic information on real estate. Its main function is to determine the cadastral value of properties for tax purposes.
What is the Land Registry?
The property registry, on the other hand, is a body that certifies the ownership and rights over real estate, offering legal security to owners and potential buyers.
Why can there be differences?
It is common that the areas declared in the cadastre and the registry do not coincide, especially in rustic properties. This may be due to:
- Old or inaccurate measurements.
- Changes in the boundaries of the property over time.
- Modifications not formally registered, such as segregations or extensions.
- “Excesses of Cabida”: What they are and how they affect the property.An excess of cabida occurs when the real surface of a property (what it measures on the ground) is greater than the surface registered in the cadastre or in the land registry. This phenomenon can have legal and tax implications.
Types of Excesses of Capacity:
- Justifiable Excesses:
These are those that can be demonstrated by legal documents, such as technical measurements certified by a surveyor, or that have a clear history in the records. - Problematic Excesses:
If the overage is significant and has no clear justification, it can generate conflicts. For example, if it affects adjoining land, if the property occupies public land, or if there are ownership disputes.
What to Do to Avoid Problems:
- Compare Cadastre, Registry and Reality:
Before buying, request cadastre and land registry information, and compare it with the actual measurements of the property. If there are discrepancies, consult with a specialized technician to assess the situation. - Rectify the data:
If the actual surface area does not match the records, it is possible to make a rectification. This may involve updating the cadastre with new measurements.Processing a notarial deed to correct the surface area in the registry.In complex cases, initiate a domain file to justify the modification. - Verify Property Titles:
Make sure that the title deeds match the physical reality of the property.A discrepancy can affect the transaction and generate legal doubts. - Consult with a Professional:
The advice of a lawyer specialized in real estate law or a manager is key to solve overage problems and guarantee a safe purchase.
4.4. The figure of the sharecropper: what does it imply?
The share-cropper is a person who works the land of a rural estate on the basis of an agreement with the owner, in which the benefits of the crop are usually shared. This agreement, known as parceria, can have significant consequences for the purchaser of the farm.
Aspects to Consider:
- Rights of the Sharecropper: In many cases, the sharecropper may have vested rights in the farm that could make it difficult to evict him or change the use of the land.
- Landlord’s Obligations: As a buyer, you may inherit the terms of the partnership agreement, which limits your freedom to decide what to do with the farm.
How to Terminate the agreement of a Parceria?
Termination of the parceria must be done in accordance with the terms of the original contract and in compliance with current regulations. It is essential to:Review the partnership contract before purchasing the farm.
– Negotiate directly with the sharecropper to reach an agreement.
– Consult with an attorney to ensure that the process is carried out legally and smoothly.
5. Is it allowed to build in a Rural Estate?
In principle, it is not possible to build on a rural property, since this type of land is protected for agricultural, forestry or livestock uses. However, there are some exceptions that may allow certain constructions:
- Agricultural Constructions: buildings such as warehouses, warehouses or irrigation ponds may be authorized if they are intended for agricultural or livestock activities.
- Pre-existing buildings: If the property has old buildings, it is possible to rehabilitate them as long as the urban planning regulations are respected.
It is essential to consult with the local Town Hall to know the specific regulations applicable to the property.
6. Financing the purchase of a Rustic Property
Financing a rural property does not work the same way as financing an urban property.
Banks tend to be more cautious when granting mortgages for rustic land, as they consider it to present a higher risk.
Key aspects of financing:
- Built property in the Deeds: If the property includes a dwelling, it must be registered in the deeds. If it is listed as an agricultural warehouse, the appraisal will be done on the land, not the house. This may directly affect the amount the bank is willing to finance.
- Mortgage Conditions: Banks usually only grant mortgages on the value of the land, and generally finance a lower percentage than in the case of an urban property.
- Other Alternatives: In some cases, it is possible to seek complementary financing through personal loans or private agreements.
And now that you know the 6 tips for buying a finca rustica or rustic estate , if you are looking for housing in Cambrils, you may be interested in knowing the 5 best neighborhoods to live in Cambrils.
https://esthercarretero.com/donde-vivir-en-cambrils-los-5-mejores-barrios-y-zonas/
If you have any questions or if I can help you with anything, I will be happy to do so. You can send me a message or email, or contact me directly by phone.