Sí: la Costa Brava recuperó rentabilidad tras la pandemia con un RevPAR que creció un +40,3% en 2024 sobre 2019, y en Roses el alquiler turístico rinde entre el 4% y el 8% bruto con precios desde ~2.825 €/m². La ocupación media anual ronda solo el 57-58% por la estacionalidad abril-octubre, así que hay que provisionar el invierno. El edificio entero con licencia ya concedida esquiva el veto vecinal del 3/5 que sí afecta a los pisos sueltos.
The Costa Brava isn't a promise: it's one of the best beach and sun destinations after the pandemic. According to his report, his Revpar grew a + 40,3% at 2024 with respect to 2019and the Costa del Sol (Source: Exceltur, SolyTUR 2024). For an investor with a net jield and not with cala photos, that means one thing: demand came back with force and the price of the asset has yet to be completely miscounted.
That article doesn't sell "heaven." Translates the Costa Brava thesis to numbers: what actual yield to expect, how much the square meter costs, why the whole building dodge the regulatory risk that lays the loose floors, and how to get from the rough that advertised the portals to the net that ends up in your account.
Why the Costa Brava is in top league beach destinations
El dato de Exceltur coloca a la Costa Brava (+40,3%) junto a Tenerife (+40,9%), Costa del Sol (+40,5%) y Gran Canaria (+40,4%) en crecimiento de RevPAR 2024 sobre 2019 (Source: Exceltur, SolyTUR 2024). It's a mature destination with an international brand, with direct connection with North Europe and with Girona airport and close to Barcelona but with significantly lower entrance prices than the capital.
The counterparty - and we have to say it without makeup - is the Statality. The demand goes from April to October. A typical tourist rental on the Costa Brava has a median employment of Airbnb around 57-58% throughout the year (Source: Airbtics, 2025). That annual average hides a summer close to full and a low winter. The person who buys here buys a demand curve, not a straight line: the retirement management of season decides if the deal works or remains short.
How much it costs to come in: price per sqm and product available
The price is half of the jield equation. In Roses, the average price's about ~ 2.825 € / m ² in apartments (Source: IMMO 365, 2025). The tourist product usually moves from 2.800 and 4.200 € / m ² by municipality, first or second line of sea and state of the property (Source: IMMO 365 / Habitat, 2025).
For context: Barcelona round the 5.243 € / m ² (Source: Idealist, 2025) and, unlike capital, will not remove tourist licences at 2028. The Costa Brava offers the same international demand ceiling at lower entrance costs and with a more exploitable regulatory framework.
In Lloret de Mar have complete block product: Reformed buildings with tourist license and ready to be exploited for sale from 299.000 € (Source: Idealist, 2025). That's exactly the asset that the building investor wants: several units under a single title with the licenses already granted.
The advantage of the whole building: without a neighbor veto
That's the most powerful and most advanced structural argument in the sector. The reform of April Horizontal Property Act of 2025 allows a community of owners to veto new houses for tourist use with a majority of 3/5. Whoever buys a loose flat in a mixed building will be exposed to that vote.
A single-owner building have no community to vote about tourist use: No veto. That's an asset class difference, not a nuance difference. We have developed it in the guide about Tourist building without permission from the community of neighbours. Added to that many municipalities have limited or suspended new leave loops on the Costa Brava, buy the block with the licenses and Communicable turns regulatory risk - the most expensive of them all - into an asset for you.
The cascade of euro pre-sign: from gross to actual net
Here's the heart of how we work. The portals report gross returns and the investor charges net. The profitability by rental in the area moves in a tipple of 4-8% gross by strategywith Roses at the top by the season influx (Source: IMMO 365, 2025). Let's see what's left of a 7,5% raw in an apartment 6 building with figure examples for the mechanics to be verifiable.
| Concept | Annual amount | % on gross |
|---|---|---|
| (6) | 180.000 € | 100% |
| − Channel Commission (mix OTAs + direct Tudesvío) | −25.200 € | −14% |
| − Cleaning and laundry | −21.600 € | −12% |
| − IBI, community and common supplies | −14.400 € | −8% |
| − Professional management | −18.000 € | −10% |
| − CAPEX provision + low season gaps | −16.200 € | −9% |
| NOI / Neto Operating Hand | 84.600 € | 47% |
an illustrative example with a regular cost structure of well-managed TK (tit and tit). The vacuum supply weighs more at the Costa Brava than at an urban destination with an open-October standstill. The income figures are illustrative and the actual net yield is computed about the concrete deal.
The line we have been monitoring most at Girona's coast is Infringements. with an average annual occupation of ~ 57-58% (Airbtics, 2025), winter is the enemy of the jield. That's why we combine dynamic training to clear the summer and, as an asset allows, strategies mid-term (middlees under article 3 LAU) in low season to smooth the curve and leave the block empty from November to March.
Channel Commission: where NOI gain or lose
The cascade's channel commission line is where most capital escapes without anyone looking at it. In the holiday market, the typical distribution of reservations is Booking 54,3%, Airbnb 26,7% and directly 17,6% (Source: Lodgify, 2025). OTAs are charged between 15% and 18% of each reservation. Our direct channel, Tudesvío, operates with a commission 10% - isn't free but cuts between 5 and 8 points about every euro passing through it, and that saving goes completely to the owner's NOI.
In an entire building the effect is multiplied: push even if 10-15 mix points onto the direct channel at 6 units throughout the year moves thousands of euro of net jield. It's not marketing: it's an arithmetic cascade.
Bliss versus market alternatives
The tourist building investor has three roads. Here's the difference, without ornaments.
| Criterion | Bliss (management + R2R) | Fixed canon operator | Amateur management / automanagement |
|---|---|---|---|
| Transparency of pre-sign numbers | EUR cascade with source | Unbroken round canon | To an eye with no method |
| Seasonal upside capture | Loan and distribution that capture upside | Canon = upside roof | Yeah, but with no pro priming |
| Direct Canal (low commission) | Tudesvío 10% vs 15-18% OTAs | I have an opposition to the owner | OTAS dependent 100% |
| Stationary management (mid- term winter) | Joint VT + Temporary Strategy | Unique model | Vacuum block in valley |
| Cobertura del tramo intermedio (1-10 uds, rural) | That's our focus. | Solo bloques de 10-100 uds | Yeah, but without a scale |
The difference is philosophical: the fixed canon puts him ceiling to your upside for peace of mind and our mixed model guaranteed ground and distribution It gives you a security floor and leave the high end of the season open to you. At a high summer destination as the Costa Brava, ceding that upside's an expensive mistake.
Field Test: What Professional Management Do
Market numbers mark the ceiling and management decides how much that ceiling catches. In our actual portfolio we operate with a mean occupation of 87% and income above market averagewith Google rating of 5,0 (internal Bliss data). Stack: Lodgify as pMS, pricelabs for dynamic priming, autopilot itself and check-in digital, and monthly reporting to the owner with an open account.
That employment delta is just what changes the sign of a building at a seasonal destination: the difference between an average occupancy 57% and a substantially higher number is the difference between cover the winter or eat the gaps.
How to address the deal: from sourcing to underwriting
1. Regulatory filter first
Before looking at the price, check that the building has been granted tourist licences, with information and transmissible. Without that, there's no deal at the Costa Brava.
2. Underwriting with real cascade
Of the gross announced to NOI: carcase commission, cleaning, IBI / community, management, CAPEX and provision for winter gaps. Each line with its euro.
3. Management and exits
Spring pricing, direct channel mix, midterm strategy and stabilized NOI to fix the exit rate to institutional buyer.
To get deeper into every piece, we have specific guides: Inverter's guide to buy a complete buildinghow to move from raw to net at profitability of a tourist buildingand underwriting valuation and exit with cap rate. And if you buy from outside of Spain - something common on the Costa Brava because of its demand from Northern Europe - we have to read the guide for non-resident foreign investor in tourist housing in Spain. If you want to see the complete block product that we operate, it's our Building Page and tourism investment.
FAQ
What are the benefits of a tourist building on the Costa Brava?
La rentabilidad por alquiler en la zona se mueve en una horquilla del 4-8% bruto según estrategia y municipio, con Roses en la parte alta (6-8%) por la fuerte afluencia de abril a octubre (IMMO 365, 2025). El neto real depende de la cascada de gastos: comisión de canal, limpieza, IBI, comunidad, gestión, CAPEX y, sobre todo, de los vacíos de temporada baja. Un edificio bien gestionado defiende el yield neto mejor que un piso suelto porque reparte costes fijos entre varias unidades y profesionaliza el pricing.
Where to buy at Costa Brava for tourist use: Lloret or Roses?
Lloret de Mar concentra producto urbano con edificios completos y apartamentos con licencia turística ya concedida, desde unos 299.000 € para bloques reformados listos para explotar (Idealista, 2025). Roses ofrece yields del 6-8% por su demanda de temporada y un precio medio de ~2.825 €/m² en apartamentos (IMMO 365, 2025). Lloret aporta volumen y liquidez de salida; Roses, un ADR de temporada más alto. La elección depende de tu tesis: rotación urbana o estacionalidad de playa premium.
How much does the square foot of the Costa Brava cost?
At Roses the average price round the 2.825 € / m ² in apartments (IMMO 365, 2025). At the Girona coast as a whole, the usual tourist product fork goes from 2.800 to 4.200 € / m ² by municipality, first or second line of sea and state of the property (IMMO 365 / Habitat, 2025). It's an still competitive price versus Barcelona (5.243 € / m ², Idealist) for a destination with the same international demand ceiling.
What's his height from April to October on the Costa Brava?
Es el factor que más pesa en el underwriting. La demanda se concentra de abril a octubre y los meses de invierno tienen ocupación baja, lo que tira de la media anual: un alquiler turístico típico en la Costa Brava registra una ocupación mediana de Airbnb del ~57-58% en el año (Airbtics, 2025). Por eso el ADR de temporada alta y el pricing dinámico son críticos: hay que capturar margen en verano para cubrir los vacíos de valle. El edificio entero permite estrategias mixtas (mid-term en invierno) para suavizar la curva.
Do you have to buy a building with a tourist license already granted?
Yeah, most of them. The tourist license is low asset: many municipalities of the Costa Brava have limited or suspended new high jobs, so buying the building with the licenses already granted and transmissible removes the most expensive regulatory risk. At Lloret there are refurbished buildings with a tourist license for sale ready to be exploited (Idealist, 2025). Due diligence we have to verify that the license is from the property itself, it's up to date and it's transferable to the buyer.
The whole building prevents a veto from the neighborhood community?
Yeah. The April reform of the Horizontal Property Act of 2025 allows the community to veto new housing for tourism with a majority of 3 / 5. A single-owner building has no community to vote about tourist use and thus completely dodge that risk. It's the most powerful structural advantage of the whole block versus buying loose flats in a mixed community.
How do you get from gross jield to real net at the Costa Brava?
Partiendo del ingreso bruto anual y restando, en euros: comisión de canal (15-18% en OTAs frente al 10% del canal directo Tudesvío), limpieza, IBI y comunidad, gestión profesional, y una provisión para CAPEX y vacíos de temporada baja. En la Costa Brava el ajuste por estacionalidad es el más relevante: un bruto del 7-8% puede quedar en un neto del 4-5% si no se optimiza pricing y ocupación. La cascada de euros pre-firma, con cada cifra anclada a fuente, es la única forma honesta de decidir el deal.
External sources: Exeltur, report SolyTUR 2024 (PDF) · INE - Tourism Statistics. Datos de precio y yield local: IMMO 365 / Habitaclia / Idealista (2025); ocupación: Airbtics (2025). Datos de cartera Bliss = prueba social propia, no dato de mercado.
Before signing a building on the Costa Brava, look at the actual number
We put up with you the cascade of euro pre- sign - of the gross announced to NOI by hand - with quoted market data and management thesis to capture the summer and cover the winter. No round promise.