Off-market opportunity · Rojales, Alicante
Villa Lo Pepín
An 800 m² plot on the high side of Lo Pepín, with open views over the Lagunas de La Mata natural park
The opportunity
Priced well under the district, on one of its best plots
A detached villa, structurally sound and well kept, on an 800 m² walled plot with a private pool, garage, terraces and a roof solarium. It sells below what the district asks. The works are cosmetic, not structural — and the finished product competes directly with the new builds around it, none of which offer this plot or this view.
Entry price€390,000Agreed acquisition price
→
Modelled value after refurbishment€700,000 – 800,000Market exit range; prudent case from €650,000
Why this villa and not another
Ciudad Quesada and Lo Pepín are full of semi-detached houses on 300–400 m². A 800 m² plot with an unobstructed view of a natural park is scarce stock: it cannot be replicated, and it is exactly what holds up the exit price.
The layout is the second lever. The house has two kitchens and two living rooms on separate floors, with their own external staircase. It works as a single four-bedroom home, or as two independent units that can be operated and sold apart. That flexibility is what opens both of the routes in this file.
Two homes in one
2 kitchens · 2 living rooms · 2 bathrooms · independent external access to the upper floor. Let one floor and keep the other, double the occupancy outside high season, or split the product on the way out.
Condition on day one
Habitable from the start: aluminium joinery, fitted wardrobes in every bedroom, air conditioning, a fireplace, a working pool and finished terraces. The money goes into finishes and equipment, not structure.
Walk-through
The villa in motion
Two clips filmed at the property, unedited and unretouched. The second one is what opens this page.
Walk-through 01 · The plot0:10
Street access, garage, pool with its established garden, solarium and main living room.
Walk-through 02 · The house0:15
Curved façade and external staircase, entrance, terraces, living room with fireplace, both kitchens and the bedrooms.
The property
Specification
| Type | Detached two-storey villa |
|---|---|
| Municipality | Rojales (Alicante) · Urb. Lo Pepín |
| Plot | 800 m² |
| Bedrooms | 4, all with fitted wardrobes |
| Bathrooms | 2 full |
| Kitchens | 2 independent, fitted |
| Living rooms | 2, one with a fireplace |
| Outdoor | Private pool, perimeter terrace, roof solarium, covered terrace |
| Garage | Closed, with its own driveway and gated entrance |
| Orientation | South / south-west, open over the valley |
| Views | Lagunas de La Mata y Torrevieja natural park |
| Status | Vacant, available for immediate works |
What the end buyer sees
The typical buyer here is European — British, Nordic, Belgian, Dutch — and is buying sun, a private pool and quiet, ten minutes from the beach. Here they also get a large plot, closed parking and a solarium with an open horizon: the three things the new builds around it tend to lack.
After a cosmetic refurbishment — kitchens, bathrooms, floors, lighting and paint — the villa enters the premium bracket in Rojales without a single load-bearing wall being touched.
Photography
As it stands today
Unretouched photographs of the property before any works.
Location
Lo Pepín, Rojales
An established residential belt on the high side, next to Ciudad Quesada. Year-round services, a settled international community, and rental demand that does not depend on a single source market.
Ciudad Quesada — shops and restaurants5 min
La Marquesa golf course5 min
Guardamar del Segura beaches10–12 min
Torrevieja15 min
Lagunas de La Mata natural parkDirect view
Alicante-Elche airport35 min
Why the district holds its price
Rojales and Ciudad Quesada have been a European second-home destination for two decades, with a deep stock of villas with private pools and a season that runs from March to November. Winter is covered by long stays from northern Europe — something that does not happen in purely summer destinations.
Driving times are approximate and worth checking on the viewing.
Route A · Buy, refurbish, sell
The investment case
Working figures on a cash purchase. Acquisition costs are firm; the refurbishment chapter is a starting estimate to be closed with a specification and a builder’s priced schedule before signing.
| Item | Amount |
|---|---|
| Purchase price | €390,000 |
| ITP 10 % (Valencian resale) | €39,000 |
| Notary, registry, gestoría | €4,500 |
| Legal and technical due diligence | €1,500 |
| Acquisition subtotal | €435,000 |
| Cosmetic refurbishment (interiors) | €70,000 |
| Pool, exteriors and garden | €8,000 |
| Project, works licence and fees | €6,000 |
| Furnishing and home staging | €12,000 |
| Refurbishment subtotal | €96,000 |
| Total invested | €531,000 |
Assumptions
Cash purchase, no financing. Estimated execution and sale window: 12–14 months from completion. Selling costs at 4.5 % (agency, municipal plusvalía and associated fees). Profit stated before tax: the tax position depends on whether the buyer acquires as an individual, a holding company or a development vehicle, and is modelled at the structuring stage.
Margin of safety
The deal still works at the prudent €650,000, which is the top of the range refurbished villas with large plots are transacting at in the district today. The €750,000–800,000 cases are premium refurbished product with the natural-park view.
Exit scenarios
Prudent€650,000Net of selling costs: €620,750Profit: €89,750+16.9 %
Base€750,000Net of selling costs: €716,250Profit: €185,250+34.9 %
Upside€800,000Net of selling costs: €764,000Profit: €233,000+43.9 %
Return on the €531,000 total invested, before tax. Over a 12–14 month window that is roughly 15 % / 31 % / 39 % annualised.
Route B · Buy, refurbish, operate
Rental income while the asset appreciates
The second reading: refurbish, licence as a tourist rental and operate for two or three seasons before selling. Refurbished, with 8–10 sleeping places, a private pool and the view, the villa sits at the top of the local short-stay market.
Working rates · whole villa
High seasonJuly and August · ~60 nights€280–350
Shoulder seasonMay, June, September, Easter · ~70 nights€150–200
WinterNovember to February · long stays€1,300–1,500/mo
High-season rates sit at the top of the market: in Ciudad Quesada 94 % of holiday lettings price under £100 a night, and four-bedroom villas with a pool run around £99–116. The £250-plus band is reserved for large, refurbished villas with a view — precisely the product this file creates. Reaching €300–350 in August requires a full refurbishment, professional photography and active pricing.
| High season · 60 nights × €320 | €19,200 |
| Shoulder · 70 nights × €175 | €12,250 |
| Winter · 4 months × €1,400 | €5,600 |
| Gross income | €37,050 |
| Management and distribution (18 %) | −€6,670 |
| Cleaning and laundry | −€2,400 |
| Utilities (power, water, internet) | −€2,400 |
| Maintenance, pool and garden | −€2,100 |
| IBI, refuse and liability insurance | −€1,300 |
| Net operating result | €22,180 |
That is 4.2 % net on the €531,000 total invested and 5.1 % net on acquisition cost. On top of that sits the latent gain from the refurbishment, which is where the bulk of the return lives.
The dual-unit lever
Letting the upper and lower floors separately outside high season raises occupancy without cannibalising the August rate: two simultaneous 2–3 bedroom bookings in spring and autumn, when the whole-villa market cools. That is the route towards 200 occupied nights.
Legal framework · tourist rental
In the Comunitat Valenciana, operating a tourist rental requires a municipal urban-compatibility certificate (the critical document: without it there is no registration), a registration number valid for five years, liability insurance and guest registration within 24 hours. Obtaining the certificate in Rojales should be verified before signing if the rental route is the priority.
Transparency
Risks and points to verify
No deal is only its good scenario. These are the fronts to close in due diligence.
Refurbishment budgetThe €96,000 chapter is a working estimate, not a tendered budget. It is closed with a builder on site before the arras; a 20 % overrun takes more than a fifth of the margin in the prudent case.
Registry and planning positionNota simple, charges, agreement between registered, cadastral and real surface, first-occupancy licence, and the legal status of pool, garage and any extension.
Exit liquidityA €700–800k product has a more selective buyer than a €300k one. Allow four to eight months of marketing on the way out.
Process
How we move forward
01 · WEEK 1
Viewing and file
Visit the villa, receive the nota simple, cadastral reference and technical documentation under NDA.
02 · WEEKS 2–3
Closed numbers
Builder's priced schedule, planning checks, and the financial model rebuilt around your purchase vehicle.
03 · WEEK 4
Reservation
Arras contract and completion calendar, coordinated with your own lawyer.
04 · MONTHS 2–12
Execution and exit
Works supervision, home staging, tourist licensing if it applies, and the resale campaign.
Next step
A viewing, and the full file
Registry, cadastral and refurbishment documentation available under confidentiality. A 30-minute discovery call clarifies more than any email chain.