Renovated three-bedroom apartment, 100 m from Playa del Cura, Torrevieja

A fully renovated three-bedroom apartment one hundred metres from Playa del Cura — the beach-rental band that does the steadiest short-stay volume in Torrevieja. Sourced through Costa Larga, our in-house analysis desk; the file already comes with the rental case worked through, because beach proximity inside 150 m is the single variable that carries occupancy and the nightly-rate ladder in this market.

The unit is turn-key: full renovation, furnished, lift access, balcony, central heating, in-unit laundry. Three bedrooms and two bathrooms is the family-of-six / group-of-friends layout that sits at the top of the Torrevieja nightly band, and because it is already finished there is no fit-out capex between purchase and first booking.

Location — why the 100 m matters

Playa del Cura is one of Torrevieja’s core tourist beaches, walkable to the centre. On a short-stay file the distance to sand is not a comfort detail — it is the rate-and-occupancy driver. OTA platforms surface “steps from the beach” listings first, and the nightly premium follows. At 100 m this unit sits firmly inside that band; amenities are 50 m away, the airport ~45 minutes. Demand is the classic two-cohort Costa Blanca mix — northern and central European summer holidaymakers, plus a long shoulder season either side.

Rental model — market-data numbers at €249,000

The figures below are grounded in actual short-stay market data for Torrevieja, not a sales projection. Across the aggregators that track Airbnb, Booking and Vrbo listings, market-wide occupancy runs 54 – 61 % and ADR €74 – €120 (AirDNA ≈ 57 % / €120; ListingOK ≈ 54 % / €97; Airbtics ≈ 61 % / €74). Those are blended averages across all unit sizes and the whole municipality — inland studios included. We position this unit slightly above the median on three specific levers: 100 m beach proximity, a three-bedroom layout that prices above the 1–2-bed median, and a completed renovation.

• Blended ADR ≈ €100 / night— above the ListingOK €97 market median, below AirDNA’s €120; weighted across high season (€130–160), shoulder (€100–120) and low season (€70–90).
• Annual nights booked ≈ 212 (58 % occupancy) — between the ListingOK 54 % and Airbtics 61 % market reads, with beach proximity justifying the upper-median position.
• Gross rental income ≈ €21,000 / year (optimised, peak-pricing management pushes this toward €26–28k, which we model as upside, not base).
• Operating costs ≈ €11,000 / year — OTA fees (~12 % blended across Airbnb / Booking / Vrbo), cleaning, utilities, supplies, 15 % management, IBI, community (€790), STR insurance, licence and accounting, plus a 0.5 % maintenance reserve.
• Net rental, pre-tax ≈ €10,000 / year.
• Gross yield on asking price ≈ 8.4 %.
• Net yield, pre-tax ≈ 4.0 %. Modelo 210 at 19 % on net (EU/EEA-resident profile) trims that to ≈ 3.2 % post-tax. UK / US / Swiss residents on the 24 %-on-gross non-deductible regime see materially less — a structuring conversation, not a footnote.

For comparison, a long-term residential lease underwrites at roughly €1,000 / month gross(≈ €12,000 / year, furnished), netting to ~3.6 % pre-tax. Short-stay wins here because the 100 m beach position commands a nightly premium long-term tenancy can’t capture.

How the group runs the file

One coordinated file across the three brands: Costa Larga sourced and modelled it, Sarah Katerina runs the legal, fiscal and acquisition side (due diligence, NIE, notary, Modelo 210 setup), and VITA Host operates the asset — pricing, guest communication, cleaning, maintenance. The intent is acquire-operate-scale with minimal personal involvement.

What we still verify together

• Short-stay licence (VT) status on this unit and the community-of-owners position on tourist rentals — non-negotiable before the arras.
• The Energy Performance Certificate is Class F — fine for short-stay letting today, but worth pricing any efficiency upgrade against the medium-term EU rules on rental stock.
• Your tax residence so the modelled net yield is built on the right deduction profile, and personal-name vs. Spanish-SL acquisition vehicle.