Knowing what your home is really worth — not what you would like it to be worth, nor what your neighbour is asking — is the single most important decision of the whole sale. It determines how long you will take and how much you will bank. Here is how it is done properly in 2026.
The factors that move the price
Location (and micro-location): value can change from one side of a street to the other. Size and layout: usable space now matters more than gross square metres. Condition: renovated, to update or to refurbish — each step is worth thousands. Floor, lift, orientation, views, terrace, parking: the nuances that separate two “identical” flats by 10-15%. And market timing: Alicante and Benidorm prices are at highs on the back of Spanish and international demand.
Cadastral value, reference value, appraisal and market value are different things
The cadastral value is an administrative base (IBI), far below market. The reference value is a minimum tax base. The official appraisal serves the buyer's mortgage. And the market value — the one that matters for selling — only comes from comparing your home with what is actually selling (at closing prices, not asking prices) in your area right now.
How we calculate it at VITALITY
1. Online tool with real local prices: a range in 10 seconds.
2. A local adviser's visit: true condition, the property's nuances and closed comparables.
3. A valuation report within 24 hours, free and no-obligation, with a pricing strategy designed to sell in weeks, not months.
The most expensive mistake
Listing high “just to try”. Buyers filter by price: if your flat is worth 180,000 € and you list at 210,000 €, the 180,000 € buyers will never even see it. The listing ages, interest fades, and it ends up selling below real value. Industry data and our own results agree: the right price from day one maximises the final amount. It is part of why our average sale takes 37 days.
Frequently asked questions
Can I find out my home's value for free?
Yes. Our online tool gives you an indicative range in 10 seconds using real local prices, and the professional valuation with a visit — also free and no-obligation — delivers a detailed report within 24 hours.
What is the difference between a market valuation and an official appraisal?
The market valuation estimates what your home will actually sell for; the official appraisal (tasación) is issued by a certified firm for the buyer's mortgage and has a cost. To set your asking price you need the market valuation.
Is the cadastral value a guide to what my home is worth?
No. The cadastral value is an administrative base (IBI) and usually sits far below market value. The cadastral reference value is a minimum tax base, not a sale price either.
Which factors move the price most?
Location and micro-location, size and layout, condition and renovations, floor and lift, orientation and views, terrace or parking, and market timing. Two 'identical' flats in adjacent blocks can differ by 15%.
What happens if I price too high?
The listing goes stale: buyers in your range never see it because of price filters, viewings dry up, and after months it ends up negotiated below real value. Pricing right from day one is what makes you the most money.