Viewing Etiquette & Offer Strategy

Before the Viewing

A little preparation goes a long way. Viewings in Benahavís often involve security access, keyholders or owners travelling specifically to open the property, so organisation and courtesy are appreciated — and noticed.

• Confirm your budget and preferred areas in advance so time on the ground is used efficiently
• Allow your agent to coordinate appointments, especially in gated or hillside communities
• Bring ID (passport or NIE copy), as some developments require this for entry
• Dress comfortably — some homes ask visitors to remove shoes or use protective covers
• Prepare key questions beforehand (fees, orientation, noise, rental rules)

During the Viewing

This is your chance to understand how the property really lives day to day. Sellers and agents expect questions, but how they’re asked — and how feedback is expressed — matters more here than many buyers realise.

• Arrive on time — owners and keyholders often travel specially for appointments
• Take notes and photos (with permission) to help compare properties later
• Ask about licences (LPO, VFT), renovations and any planned community works
• Assess orientation, terrace usability and road noise realistically
• Keep comments polite and measured — Benahavís is a small market and reputations travel

After the Viewing

Clear feedback helps narrow the search quickly. It also allows your agent to gather missing details and position you well if you decide to proceed.

• Share specific feedback — what worked, what didn’t, and why
• Request any missing documents (community minutes, IBI/Basura receipts, EPC)
• Revisit top choices at different times of day if possible
• In hillside or rural areas, check access routes, driving times and mobile coverage

Making an Offer

Offers in Spain are normally submitted in writing through your agent. Sellers look not only at price, but also at credibility, timing and how straightforward the transaction appears.

• Submit offers in writing, clearly stating price, inclusions and proposed timing
• Have your lawyer lined up and proof of funds ready — this adds real weight
• Some buyers include a small goodwill deposit or bank confirmation
• Expect negotiation, but note that well-priced Benahavís homes often sell close to asking
• In competitive situations, flexibility on completion dates can be decisive

Negotiation & Strategy

Successful negotiation here is usually quiet and fact-based rather than confrontational. Understanding the seller’s priorities often matters as much as the final number.

• Use comparable sales, condition and time on market as objective reference points
• Short, reliable timelines can be more attractive than marginal price increases
• Some sellers value certainty of sale over achieving the last few percent
• Developers may offer incentives rather than headline price reductions
• Keep everything in writing to avoid misunderstandings

FAQs

• Can I negotiate directly with the owner?
  Usually no — licensed agents handle formal communication on both sides.
• Do buyers pay agency fees?
  In most cases, the seller pays the agency commission unless agreed otherwise.
• Can I reserve a property while abroad?
  Yes. Your lawyer can sign the reservation contract under Power of Attorney and handle the deposit securely.
• What’s the usual deposit?
  Typically €6,000–€10,000 on reservation, followed by 10% at private contract stage.
• Should offers be made in euros?
  Yes — always, and confirm FX timing with your bank or broker.