Living and Buying in Roses: The Ultimate 2025 Property Guide

Located in the province of Girona, in the heart of Alt Empordà, Roses offers outstanding connectivity:

• French Border: Just 40 km (Le Perthus), ensuring effortless cross-border trips.
• Airport: Girona Airport (GRO) is a convenient 50-minute drive, providing access to low-cost flights.
• High-Speed Rail (TGV) Station: Figueres-Vilafant station is only 25 minutes away, offering high-speed connections to Paris in approximately 5 hours 30 minutes.
• Road Access: Perpignan is a mere 1-hour drive, enhancing regional and international accessibility.

Roses enjoys a pleasant Mediterranean climate, characterised by warm summers (24-29°C) and mild winters (8-14°C). However, its proximity to the Pyrenees exposes the region to the Tramontane, a powerful northerly wind that can significantly cool the atmosphere for several days each year, even outside of winter.

The real estate market in Roses is mature and highly valued, primarily driven by strong demand from French buyers. The available properties are diverse, ranging from frontline beach apartments to villas with panoramic views. It is important to note, however, that the entry price point is often higher here compared to other coastal regions of Spain due to its prime location and proximity to France.

Property prices in Roses vary considerably depending on the neighbourhood and property type. Here is an estimate of average prices per square metre:

If you are considering purchasing an older property in Roses, especially those built in the 1970s-80s, **heightened vigilance** is crucial. The thermal insulation in these properties is often non-existent, which can become problematic and costly for heating during strong winter winds. It is essential to budget for energy efficiency upgrades to enhance comfort and reduce long-term costs.

Living in Roses means enjoying an exceptional quality of life, thanks to its diverse appeal:

• Boating Facilities: Benefit from a major marina and unique residential canals, perfect for mooring your boat directly at your property.
• Nature & Outdoors: Enjoy direct access to the stunning Cap de Creus Natural Park and the Aiguamolls de l'Empordà Wetlands.
• Gastronomy: Immerse yourself in a renowned culinary region, home to avant-garde cuisine and numerous Michelin-starred restaurants.
• Vibrant Local Life: Experience a lively town that remains active year-round, distinct from the purely seasonal ambiance of many other resorts.

Absolutely, Roses truly stands out as a vibrant and dynamic town all year round. Unlike some neighbouring coastal resorts that might quieten down outside of peak season, Roses maintains a rich local life, boasting a wealth of services, shops, and events. This makes it a significant advantage for those looking for a primary residence or for a profitable long-term rental investment.

For a seamless relocation to Catalonia, certain key administrative steps are fundamental:

• Secure your NIE (Foreigner's Identification Number): This is indispensable for all legal and administrative transactions, ensuring full compliance from day one. 🛡️
• Open a Spanish bank account: Crucial for managing local payments, utilities, and direct debits with ease.
• Utilise expert local support: Our dedicated team can significantly simplify these processes, which are often handled in Figueres or Girona, providing you with invaluable peace of mind.

Tourist rentals in Catalonia, and consequently in Roses, are strictly regulated. Here are the key points:

1. Tourist Licence (HUTG): Any property intended for short-term rental must possess a Licencia de Uso Turístico, known by the acronym HUTG (Habitat d'Ús Turístic a Girona).
2. Prior Verification: Before purchasing with the aim of renting, it is imperative to verify that the property already holds this licence or that the Roses town hall is still issuing new licences, as strict quotas may be in effect.
3. Local Regulations: Municipalities may apply their own additional rules; therefore, it is advisable to inquire specifically with the local urban planning services.

Due to the influence of the Tramontane wind, winters in Roses, although generally 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 essential to ensure optimal comfort and avoid high energy bills, especially if you plan to reside there year-round.

When purchasing property in Catalonia, it's essential to anticipate significant additional costs. The Property Transfer Tax (ITP), or Impuesto sobre Transmisiones Patrimoniales, is among the highest in Spain, currently set at 10%. Beyond the ITP, ancillary fees such as notary fees, property registry fees, and legal fees (highly recommended) must be factored in. It is crucial to precisely calculate your total "turnkey" budget to avoid any unwelcome surprises.

Roses offers several distinct residential areas, each presenting its own unique appeal and benefits:

• Santa Margarita: Highly sought after by boating enthusiasts, this sector is characterized by its navigable canals, offering the unparalleled convenience of direct mooring facilities right in front of your property.
• Puig Rom and Canyelles: Perched on higher ground, these desirable neighbourhoods offer spectacular panoramic views over the bay and the sea, making them ideal for luxury villas. Access typically requires a car for optimal convenience.
• Mas Fumats: This exclusive residential zone primarily offers detached homes, highly valued for its peaceful ambiance and stunning vistas.
• Town Centre: For those who prioritize year-round living and direct access to essential services and amenities, the town centre remains a highly sought-after option, primarily featuring classic apartments.

Roses presents a solid investment opportunity for buyers seeking a Spanish property without venturing too far from France. It boasts a liquid and prestigious property market. However, it's important to note that for an equivalent budget, investors might find a larger property or more luxurious amenities in regions further south in Spain, such as the Costa Blanca. Roses is therefore ideal for those who prioritise geographical proximity and an excellent quality of life on the Costa Brava.

For comprehensive and official information regarding local life, activities, events, and services in Roses, we advise you to directly visit the official Roses Tourist Office website: Roses Tourist Office.