How to sell your flat in Asturias without losing money along the way

Selling a flat in Asturias in 2026 looks nothing like it did five years ago. The market has changed, buyers ask for more information before the viewing and financing moves at a different pace. This guide sums up what we do at Faro with every owner who trusts us with their sale, so that you don't lose money or time to mistakes that can be avoided.

1. Before you set a price: what you need to prepare

One of the most expensive mistakes we see every day is setting a price without having the paperwork in hand. When a serious offer arrives and documents are missing, the buyer cools off and you lose the moment.

Before you even think about listing, gather:

• An up-to-date nota simple (land registry extract), less than 3 months old. You can order it online at registradores.org.
• A valid energy performance certificate (EPC), compulsory before you can advertise.
• The habitability certificate (cédula de habitabilidad) if your area requires it.
• The latest council tax (IBI) receipt and a certificate showing you are up to date with the community of owners.
• The community statutes and the latest minutes (for flats).
• Floor plans if you have them, or the cadastral record.

In Gijón, Oviedo and Avilés more and more buyers also ask for the building inspection (ITE) if the building is more than 45 years old. If you don't have it, it's a good idea to request it before putting the flat on the market.

2. The valuation: why "listing it to see what happens" costs you thousands

A badly valued flat loses visibility on Idealista and Fotocasa within two weeks. From then on the algorithm buries it, and every price cut reads as desperation.

A serious valuation in Asturias should rest on:

1. Real comparable sales from the last 12 months (not listings, completed sales). Prices published on the portals are inflated by up to 8-12% on average.
2. An adjustment for condition: a move-in-ready flat is worth 15% to 25% more than a similar one needing renovation, depending on the neighbourhood.
3. An adjustment for floor level, aspect and noise (very relevant in areas such as El Llano or La Arena in Gijón, where traffic sets the real price).
4. The neighbourhood trend over the last 12 months (rising, stable or falling).

In Gijón, as of Q1 2026, the real average sale price is around €2,340/m², with El Bibio, Somió and Viesques above €3,000/m² and La Calzada or Roces closer to €1,700-1,900/m². In Oviedo the average is €2,180/m², peaking in Vallobín and El Cristo.

3. Preparation and home staging: how much more you'll get

The return on home staging in Asturias is remarkable when it's done with judgement:

• Small, selective improvements (replacing old taps, painting in light neutral tones, swapping rusty radiators): average cost €1,500-3,000, average return 4x-6x in the final price.
• Light home staging (rented furniture, textiles, décor): average cost €1,200-2,200, return 3x-5x.
• A professional photo shoot (photos + video + floor plan): essential. A flat with photos taken on a phone gets 40% to 60% fewer viewings.

At Faro, every property goes through a preparation assessment before it is listed. It isn't optional: it's what allows us to defend the price in the negotiation.

4. Paperwork, taxes and costs: what you'll part with along the way

When you sell a flat in Asturias, as the seller you bear these costs:

Municipal capital gains tax (plusvalía)

The municipal capital gains tax varies from one town hall to another. In Gijón the general rate is around 30% on the real gain or the objective gain (you can choose whichever method is more favourable, since the 2021 Constitutional Court ruling). In Oviedo the rate is usually around 29%. In rural municipalities the rate is lower.

If you sell at a loss (sale price below purchase price, proven with the deeds), you are exempt. Even so, you still have to file the return within 30 working days of signing the deeds.

Income tax (IRPF) on the capital gain

The difference between the sale price and the purchase price (with associated costs) is taxed under IRPF at 19-28% depending on the band. There are two key exemptions:

• Reinvestment in a main home: if it's your main home and you reinvest in another within 2 years.
• Over-65s: full exemption if it's your main home and you've lived there for more than 3 years.

Cancelling the mortgage

If you have a live mortgage, cancelling it at the registry costs around €600-1,000 depending on the outstanding capital. You can negotiate for the buyer to take over the mortgage, but fewer and fewer banks allow it in 2026.

Agency fees

At Faro, our fees are transparent from day one and only charged when the sale completes. No small print, no "eternal exclusivity clauses", no "extra marketing costs".

5. Listing and marketing: where flats sell in Asturias today

A figure that surprises people: in Asturias, 67% of flat sales in 2025 originated on Idealista, 18% on Fotocasa, 8% on social media and the remaining 7% through agencies or word of mouth. If you're not well positioned on Idealista, you're selling with one hand tied behind your back.

Positioning on the portals depends on:

• A price in line with the market (if you're 10%+ above, the algorithm buries you).
• Quality photos (8 minimum, ideally with video).
• An honest, complete description (usable m², aspect, condition).
• A fresh listing (every edit repositions it).

6. Viewings and negotiation: the unwritten rules

A well-prepared viewing closes 10% of the time; a badly prepared one, 1%. The recurring mistakes we see:

• Hosting viewings on Saturday mornings when the flat is in shade: get the time wrong and the buyer leaves with a poor impression.
• Talking too much: let the buyer imagine their life in the home. Answer specific questions, don't sell.
• Accepting the first offer without a counter-offer: the buyer's first "yes" always leaves room. In our experience in Asturias there is a 3% to 7% negotiable margin in almost every initial offer.

7. Deposit contract and deeds: securing the sale

The deposit contract (arras penitenciales, usually a 10% deposit) protects the seller: if the buyer pulls out, you keep the deposit. If you pull out, you return double.

Watch these clauses:

• A clear final signing deadline (60-90 days is normal, depending on financing).
• Termination clauses: what happens if the bank doesn't grant the mortgage.
• What's included: appliances, furniture, parking spaces, storage rooms.
• Key handover date and the penalty for delays.

The deeds are signed at a notary (chosen by the buyer, unless otherwise agreed). Bring the keys, and leave with a copy of the deed and proof of the bank transfer. From there, you have 30 working days to settle the municipal capital gains tax and until 30 June of the following year to declare the gain in your income tax return.

Summary: the difference between selling and selling well

Selling a flat in Asturias in 2026 isn't complicated, but there's a huge difference between "I got rid of it" and "I sold it for what it deserved". Everything above — preparation, valuation, home staging, marketing, negotiation, completion — is a chain of decisions where each step compounds and adds euros to the final price.

If you have questions about your own situation, at Faro the valuation is free and comes with no obligation. Tell us about your case in our valuation questionnaire and we'll prepare an honest report: target price, sensible range, and the preparation we'd recommend before going to market.