Living and Buying in Roses: The Ultimate 2025 Property Guide
Why Choose Roses?
Nestled in the magnificent bay of the same name, classified among the most beautiful in the world by UNESCO, Roses serves as Catalonia's maritime gateway. Choosing to live in Roses means prioritizing immediate proximity to the French border (less than 45 minutes away), a reassuring asset for many expatriates who wish to maintain strong ties with France. Nicknamed the "Pearl of the Costa Brava," the town offers an enticing blend of fine sandy beaches, wild coves of Cap de Creus, and a rich historical heritage including its majestic Citadel.
However, this prestigious location in northern Spain comes with its unique characteristics: property prices are often higher than in other parts of the coast, and it is frequently exposed to the Tramontana, a powerful northern wind. If your priority is a more stable climate, milder winters without strong winds, and maximized property purchasing power, it is essential to compare: discover our villas on the Costa Blanca to evaluate opportunities south of Valencia.
Location and Climate
Roses is located in the province of Girona, at the heart of Alt EmpordĂ . Its location is strategic for those from Francophone countries: Perpignan is just an hour's drive away. The climate is Mediterranean, but influenced by the nearby Pyrenees. Summers are hot and winters mild, although the Tramontana can significantly cool the atmosphere for several days each year.
| Indicator | Key Data | Daily Life Impact |
|---|---|---|
| Climate | Winter: 8-14°C | Summer: 24-29°C | Pleasant, but windy (Tramontana) |
| French Border | 40 km (Le Perthus) | Easy cross-border travel |
| Airport | Girona (GRO) 50 min away | Low-cost flights (Ryanair) |
Roses Real Estate Market: Prices and Trends
The real estate market in Roses is mature and highly valued, strongly supported by French demand. The offering is varied but segmented: the Santa Margarita area, with its navigable canals (similar to Empuriabrava), attracts boat owners, while the hills of Puig Rom or Mas Fumats offer spectacular panoramic views but require a car. The town centre remains popular for year-round living.
"In Roses, the entry price is high due to its proximity to France. Be aware of older properties from the 70s-80s: thermal insulation is often non-existent, which becomes problematic on very windy days in winter. Energy renovation is a key item to budget for." â Voguimmo Expert.
| District / Area | Property Type | Estimated Average Price (âŹ/mÂČ) |
|---|---|---|
| Santa Margarita | Apartments with mooring | âŹ3,200 - âŹ4,500 |
| Puig Rom / Canyelles | Sea View Villas | âŹ3,800 - âŹ5,500 |
| Town Centre | Classic Apartments | âŹ2,500 - âŹ3,200 |
| Mas Fumats | Residential Houses | âŹ2,800 - âŹ3,500 |
Quality of Life and Services
Living in Roses means enjoying a vibrant town all year round (unlike some neighbouring resorts), with renowned gastronomy and direct access to wild nature.
- Boating & Marina: A major marina and unique residential canals allowing you to moor your boat right outside your home.
- Nature: Immediate proximity to the Cap de Creus Natural Park and the Aiguamolls de l'EmpordĂ .
- Gastronomy: A Michelin-starred region, birthplace of avant-garde cuisine (El Bulli's legacy).
- Accessibility: Figueres-Vilafant TGV station 25 minutes away (Paris in 5h30).
Tips for Settling In
Settling in Catalonia involves specific administrative procedures, particularly concerning tourist rentals.
- Tourist Licence (HUTG): If you are buying to rent, ensure the property has the necessary licence or that the town hall is still issuing them (strict quotas apply).
- Heating: Do not underestimate the importance of heating. Unlike the south, winters in Roses require an efficient system due to the wind.
- NIE and Banking: Procedures often take place in Figueres or Girona; plan for local assistance.
Our Expert Opinion
Roses is a sound investment for those seeking Spain without straying too far from France. It's a liquid and prestigious market. However, for an equivalent budget, you may often find less square footage or fewer amenities than in the south of Valencia. For more local information, visit the Roses Tourist Office website.
Considering a Property Project in Roses?
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FAQ: Premium Investment Guide: Roses, Costa Brava
Investing in real estate in Roses on the Costa Brava offers a privileged gateway to Spain. Understanding the specifics of the local market and administrative implications is essential for a secure investment for international buyers.
Roses, the maritime gateway to Catalonia, is strategically located less than 45 minutes from the French border. This proximity is a major asset for international investors seeking easy access to wider Europe. The town, classified as one of the most beautiful bays in the world by UNESCO, also captivates with its beaches, the wild coves of Cap de Creus, and its rich historical heritage, including its majestic Citadel. It is a mature and sought-after market, ensuring good liquidity.
Located in the province of Girona, in the heart of Alt EmpordĂ , Roses offers remarkable connectivity:
- French Border: Only 40 km (Le Perthus), allowing for very easy cross-border travel.
- Airport: Girona Airport (GRO) is 50 minutes away, with low-cost flights.
- High-Speed Rail (TGV) Station: Figueres-Vilafant station is 25 minutes away, connecting to major European cities, including Paris in approximately 5h30.
- Road Access: Perpignan is just a 1-hour drive away.
Roses enjoys a pleasant Mediterranean climate, characterized by warm summers (24-29°C) and mild winters (8-14°C). However, its location near the Pyrenees exposes the region to the Tramontane, a powerful northern wind that can significantly cool the atmosphere for several days a year, even outside of winter.
The real estate market in Roses is mature and highly valued, primarily supported by strong demand from international buyers. The offering is varied, ranging from beachfront apartments to villas with panoramic views. However, it is important to note that the entry price point here is often higher than in other coastal regions of Spain due to its prime location and excellent connectivity.
Property prices in Roses vary considerably depending on the district and type of property. Here is an estimate of average prices per square meter:
| District / Area | Property Type | Estimated Average Price (âŹ/mÂČ) |
|---|---|---|
| Santa Margarita | Apartments with Mooring | 3 200 ⏠- 4 500 ⏠|
| Puig Rom / Canyelles | Sea View Villas | 3 800 ⏠- 5 500 ⏠|
| City Center | Standard Apartments | 2 500 ⏠- 3 200 ⏠|
| Mas Fumats | Residential Houses | 2 800 ⏠- 3 500 ⏠|
If you are considering buying an older property in Roses, especially those built in the 1970s-80s, increased vigilance is essential. Thermal insulation in these properties is often non-existent or inadequate, which can become problematic and costly for heating during strong winter winds. It is crucial to budget for energy-efficiency upgrades to improve comfort and reduce long-term costs.
Living in Roses means enjoying an exceptional quality of life thanks to its multiple facets:
- Boating & Yachting: A major marina and unique residential canals allowing direct mooring in front of your property.
- Nature: Immediate proximity to the Cap de Creus Natural Park and Aiguamolls de l'EmpordĂ wetlands.
- Gastronomy: A renowned region, the birthplace of avant-garde cuisine and home to many Michelin-starred restaurants.
- Local Life: A town active all year round, far from the purely seasonal ambiance of some resorts.
Yes, Roses stands out as an active and dynamic town all year round. Unlike some neighboring coastal resorts that can slow down out of season, Roses maintains a rich local life with services, shops, and events, which is a significant advantage for a main residence or for a long-term rental investment.
For any move or property purchase in Catalonia, certain steps are fundamental:
- Obtaining your NIE (NĂșmero de IdentificaciĂłn de Extranjero â Foreigner Identification Number): Essential for all legal and administrative transactions.
- Opening a Spanish bank account: Necessary for local payments and direct debits.
- Local assistance from experts can simplify these procedures, which are often carried out in Figueres or Girona.
Tourist rentals in Catalonia, and therefore in Roses, are strictly regulated. Here are the key points:
- Tourist License (HUTG): Any property intended for short-term rental must possess a Licencia de Uso TurĂstico, known by the acronym HUTG (Habitat d'Ăs TurĂstic a Girona â Tourist Use Dwelling in Girona).
- Prior Verification: Before purchasing with the aim of renting, it is imperative to verify that the property already has this license or that the Roses local council is still issuing new licenses, as strict quotas may be in place.
- Local Regulations: Municipalities can apply their own additional rules, so it is advisable to inquire precisely with the local planning department.
Due to the influence of the Tramontane, winters in Roses, although mild, can be cool and windy. It is therefore crucial not to overlook the heating system and the property's insulation. An efficient system is necessary to ensure optimal comfort and avoid high energy bills, especially if you plan to live there year-round.
When purchasing real estate in Catalonia, significant additional costs must be anticipated. The Property Transfer Tax (ITP), or Impuesto sobre Transmisiones Patrimoniales, is among the highest in Spain, standing at 10%. For UK investors, while this is not 'Stamp Duty' as you know it, it serves a similar purpose. In addition to ITP, ancillary costs such as notary fees, Land Registry fees, and legal fees (highly recommended) must be included. It is imperative to precisely calculate your total 'ready-to-close' budget to avoid any surprises.
Roses offers several distinct residential areas, each with its own attractions:
- Santa Margarita: Highly popular with boating enthusiasts, this sector is characterized by its navigable canals, where it is possible to have a mooring directly in front of your property.
- Puig Rom and Canyelles: Located on the heights, these neighborhoods offer spectacular panoramic views of the bay and the sea, ideal for villas. A car is generally necessary here.
- Mas Fumats: This is a residential area primarily offering houses, prized for its tranquility and views.
- City Center: For those who prioritize year-round living and direct access to services and shops, the city center remains a highly sought-after option, mainly for standard apartments.
Roses represents a sound investment for international investors who are looking for a Spanish property investment with excellent connectivity and proximity to wider Europe. It is a liquid and prestigious real estate market. However, it is important to note that for an equivalent budget, an investor might obtain a larger property or more luxurious features in regions further south in Spain, such as the Costa Blanca. Roses is ideal for those who prioritize geographical proximity (e.g., to major European transport hubs) and an excellent quality of life on the Costa Brava.
For any additional and official information on local life, activities, events, and services in Roses, we recommend consulting the official website of the Roses Tourist Office directly: Roses Tourist Office.
