Three-bedroom apartment, beachfront, Torrevieja centre

Three-bedroom apartment one street back from the Torrevieja waterfront — close enough that summer tenants walk to the sand in under three minutes, central enough that the same property rents through the shoulder months too. 86 m² built, one bathroom, lift access, balcony.

The pricing reflects a property in honest condition: structurally sound, ready to live in, but in need of a single coordinated renovation to reach the nightly rates the location supports. The investment model below assumes that renovation (€20,000) finishes before the unit lists, and that VITA Host operates it on the short-term-rental side from day one.

Why this passes the internal screen

Three things have to be true on a Costa Blanca short-term rental before we surface it here. This file meets all three.

• Active tourist-rental licence. The property carries a current VT registration. No waiting for the town hall's compatibility report, no risk of being caught by a new municipal suspension. The unit is rentable from the day keys change hands.
• Beachfront positioning with year-round demand. San Roque sits inside Torrevieja's most consistently booked band — the strip between the centre and the seafront. Summer fills itself; September–April demand comes from northern European long-stay guests, which is what carries the occupancy above 70 %.
• Renovation cost that doesn't break the model. €20k is enough to deliver the interior shown in the renders — kitchen, bathroom, finishes, furniture — without crossing the line where the project starts paying for the next owner's taste. The cash-flow projection is built on the €130k all-in figure, not the headline €110k.

The numbers, in one place

Below the gallery you will find the full investment table — purchase, renovation, projected nightly rates by season, occupancy assumption, operating costs and net cash-on-cash ROI. The headline figure: 14.98 % net ROI on €130k of total deployed capital, after a 20 % short-term-rental management fee.

Alternative — long-term lease and capital position

Short-stay is the case we underwrite first because the numbers support it. Two adjacent scenarios complete the picture.

• Long-term residential lease. The same unit, post-renovation, lets to a 12-month tenant at roughly €1,250 / month gross (≈ €15,000 / year). Strip out OTA fees, cleaning, supplies and the 20 % short-stay management line; add long-term management at 8 % and a 0.5 % maintenance reserve. Net rental ≈ €11,750 / year pre-tax on €130k deployed — ≈ 9.0 % net. Less work, ~6 percentage points behind the short-stay case.
• Capital position. The €110k acquisition on 86 m² built works out to ≈ €1,279 / m² — well below the running comparable for renovated beachfront stock in central Torrevieja, which transacts at €1,800–2,200 / m². Post-renovation, the as-finished value sits in the €155k–€190k range, implying ~€25–60k of latent equity against a €130k total cost basis. We treat this as capital protection rather than promised appreciation — the rental yield carries the case; the spread to comparable value is the cushion underneath it.

What is included in the price

Acquisition is on the apartment as it stands today, vacant. The investment model above bakes in the €20k renovation as a separate line item; we do not bundle it into the asking price because doing so muddies the tax base.

Under the Sarah Katerina Investment workflow, the same team that prepared this analysis also handles the full purchase — due diligence, NIE, notary, Modelo 210 setup — and hands the finished unit to VITA Host for day-to-day operation. One coordinated file, three lines of the group, no handoffs to strangers.

What we still need from the buyer

We have done the asset-level due diligence. Before signing the arras we still verify two buyer-side items together:

• Your residence and nationality, to confirm the deductibility treatment that feeds into the net-yield line (EU/EEA residents qualify for expense deductions; UK / US / Swiss residents pay 24 % on gross — the figure above assumes the EU/EEA treatment).
• Your holding horizon, so we can stress-test the disposal scenario against the current Spanish capital-gains and plusvalía rules.

Both checks happen on the discovery call. After it, we send the full memo by email and you decide whether to proceed.