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In different countries, this format of real estate is called in different ways, but the essence is the same: a fenced area with common areas and infrastructure, whether it's a swimming pool, playground, garden or concierge service. Together with experts from Spain, Montenegro, Italy, Cyprus, Croatia, Bulgaria, Turkey and Thailand, we found out that choosing between an apartment complex and an ordinary house is often not a matter of budget, but rather a matter of lifestyle, purchase goals and willingness to incur regular expenses.
Residential complexes: where there are more of them
In Spain, a residential complex is called acomplejo residencial. It is usually a fenced area with video surveillance, often with a swimming pool and concierge. At the same time, the complexes can be of different levels: from modest options with minimal maintenance to elite ones, where there are massage rooms, gyms and a 24-hour concierge. "The construction of residential complexes has been actively developing in recent years, but only where geography allows, "it is often simply impossible to fence off the territory and place a swimming pool on busy city streets, " explains Olga Popova, head of the agency LUXBARCELONA. "Therefore, complexes are more common in remote areas of Barcelona or in the suburbs." Foreigners, especially those who come on vacation, prefer these options, whereas Europeans who permanently live in the city are not always ready to pay for infrastructure that they do not use.
In Bulgaria the building pattern depends on the location. "Resort towns and villages on Sunny Beach, Sveti Vlas, and Ravda are dominated by gated complexes with developed infrastructure: swimming pools, landscaping, playgrounds, underground parking, saunas, and baths," says Daria Borzova, managing director of the agency Oazis Real Estate. But in large cities such as Burgas, most of the housing stock consists of ordinary houses. There are also many private low-rise buildings in Nessebar and Ravda.
At the same time, as notesNatalia Zavalishina, General Director of the agency Distant Property, residential complexes are especially common in Bulgaria (neither ordinary houses nor cottage settlements were built here for a long time) and in Spain. And in Italy there are much fewer of them.
Montenegro has undergone an interesting evolution: until 2008, developers built mainly large complexes with rich infrastructure designed for permanent residence. However, after the crisis, the market shifted towards simpler residential complexes without infrastructure or with a minimal set of services, as buyers (including locals, Serbs and citizens of other Eastern European countries) were not willing to pay for additional amenities. As Natalia Zavalishina notes, today there is a wide range on the Montenegrin market: from modest houses on 3-4 floors without infrastructure to the famous Portonovi with a yacht pier and five-star service. Moreover, both options can be located nearby, in fact in the same location.
In Turkey the segmentation of residential complexes is the most detailed. According to Irina Timofeeva, manager of Turkish Riviera Homes, complexes (sitesiorresidence) are divided into several categories. The basic (economy and business class) class includes an outdoor swimming pool, a small fitness room, children's and sports grounds, a garden with relaxation areas, a barbecue area, a sauna and a hammam, above-ground parking, 24/7 security and video surveillance, as well as concierge service. Higher-level complexes include an indoor swimming pool, a large fitness center, a full-fledged spa area, children's clubs, tennis courts, bike paths, indoor parking and a smart home system. Premium and luxury complexes feature several different types of swimming pools (including infinity and hydro massage), their own cinema, conference rooms, on-site cafes and restaurants, mini shopping malls, mini golf courses, clubs with a library and billiards, and in exceptional cases In some cases, even a helipad.
"A separate trend in recent years in Turkey is residential complexes with hotel services," says Irina Timofeeva. This is a symbiosis of an apartment and a hotel service, especially in demand among young people. Residents get access to a wide range of services without leaving the territory: cleaning, repairs, maintenance of equipment - the management company handles everything. Such facilities include coworking spaces, conference rooms, premium fitness centers, spa areas, cafes and restaurants, and open-air cinemas.
Owners of apartments in hotel-type complexes in Turkey have the opportunity to rent them out for short-term through a management company. This is an attractive prospect for investors, given that today not all cities have a license to rent housing to tourists.
Thailand has its own specifics. "A residential complex in Thailand is called a condominium, colloquially just a condo. It differs from an ordinary house primarily by the presence of infrastructure, explainsPolina Chebukina, director of the agency ATHOME in Pattaya. The basic minimum is a swimming pool and a gym. New projects include spa centers, coworking spaces, padel courts, and yards for walking with pets. For example, sales of the first SPA condo with a wellness area, a Japanese sauna, a cold pool and outdoor hot springs have now started in Pattaya. And all this is free for residents." According to the expert, there is none of this in ordinary Thai homes. They are perceived more as a local format for Thais, which foreigners practically do not consider, unless the purchase budget is very small. The main market in Pattaya and Phuket is resort condos with infrastructure.
Is the apartment in the complex more expensive? Not always
The widespread opinion that an apartment in a residential complex is obviously more expensive than in an ordinary house is not always confirmed. Yes, in the primary market, the difference can reach 15-30%, primarily due to more expensive finishes and well-developed infrastructure. However, in the secondary market, this correlation often disappears: the price depends on many other factors - the urgency of the sale, the condition of the object itself, and the specific location.Moreover, in Bulgaria, according to experts, there is now practically no direct dependence of the price on the format of real estate: some residential complexes are sold cheaper than ordinary houses, and some are more expensive. Everything is determined by the quality of construction and the set of benefits on the territory.
On In Cyprus, a completely paradoxical situation is possible: a house without infrastructure, but located closer to the sea, may cost more than a residential complex with a swimming pool and spa, but located further from the coast. And in Spain an ordinary house in a prestigious urban location is often more expensive than an apartment in a complex on the outskirts.
In Thailand the correlation is more obvious: apartments in ordinary houses are cheaper because there is less demand for them. Foreigners who move here are willing to pay more for comfort and quality of life. Investors also choose condominiums with infrastructure because they are more liquid and in demand in the rental market.
Operating costs: the main hidden factor
The owner of an apartment in an ordinary house pays only for the electricity and water actually consumed and, at best, for the maintenance of the entrance and facade. In the residential complex, there is a regular monthly or annual contribution for the maintenance of common areas.
In Turkey such a contribution is calledaydat. "In an ordinary house, it starts at 250 lira per month (the decision on the amount is made by the tenants themselves), and in the residential complex it is set by the management company," says Irina Timofeeva. "The minimum level for a sieve starts from 1,500 liras, in the premium class the amounts can be significantly higher."
In Thailand, according to Polina Chebukina, condo owners pay a common fee monthly maintenance fee. And the more infrastructure there is, the higher the payment. This is usually 30-50 baht per square meter per month. That is, for an apartment of 40 square meters - about 2,000 baht.
"In Bulgaria, in some complexes the support fee can be very large," notes Daria Borzova. "In ordinary homes, you only pay for electricity, which you yourself actually "burned", for water, whichyou've used up."
In Spainthe spread is wide: in a complex with a large number of apartments (50-70 owners), the costs are shared by everyone, and the monthly payment can be as little as 80 euros. But if there are few apartments and the territory is large, with a garden, swimming pool, and tennis courts, the payment increases to 600, and in some exceptional cases, 900 euros per month. "It is important to understand that you will have to pay all year round, even if you only use the apartment for one month in the summer," Olga Popova warns. Some buyers deliberately refuse to buy in such a complex, preferring to rent a vacation home for the same money and not incur maintenance obligations.
In Montenegro, the maintenance of a complex with a developed infrastructure costs the owner, according to Natalia Zavalishina, 12-18 euros per square meter per year, while houses without infrastructure cost only 1 3 euros per square meter. However, in conjunction with the management company, it is easier to solve all operational issues, which is especially valuable for foreigners who may have difficulty finding craftsmen and communications abroad.
There are not many residential complexes in Italy, but they do exist. "In the north of the country, in regions like Lombardy or Veneto, even the most modest housing is expensive: the cost of a monolocale (studio from 25 sq. m.) can start from 100-110 euros per month and reach 1,500 by the end of the year, due to the opaque accounting system, and sometimes even 2000 euros per year, says Natalia Zavalishina. In the south, in Calabria or Sicily, costs are significantly lower, sometimes comparable to Bulgaria or Montenegro.
Taxes and management: important nuances
The property tax is calculated by the municipality based on the characteristics of the apartment itself, not the house format. Therefore, there is usually no difference in taxes between an apartment in a residential complex and an ordinary house.But the difference in management is key. In the residential complex, all issues are handled by a professional management company.: She is responsible for cleaning, infrastructure maintenance, repair of common areas, and interaction with residents. In an ordinary house, the owners either have to do everything on their own, or negotiate with the neighbors and hire someone to solve specific tasks. For a foreigner, especially one who does not speak the local language, this can be a serious problem.
What suits you: practical recommendations
For families with children, a residential complex is often the best choice. The closed protected area allows the child to walk safely, and the parents to watch him from the balcony or terrace. A swimming pool, a playground, and sometimes animation during the season - all this makes your vacation more comfortable and does not require additional trips and planning.
A residential complex is also preferable for seasonal holidays. Arriving for a week or two, you get ready-made infrastructure: you don't need to look for a place to swim or exercise, everything is already on site. However, it is important to keep in mind the maintenance costs that will have to be borne even during the months when you are not using the apartment. Some people come to the conclusion that it is cheaper to rent a house for a vacation every year than to pay for the maintenance of their own apartment all year round.
For permanent residencethe choice is less clear. In an urban environment where you go to work every day, meet with friends, visit restaurants and theaters, the infrastructure inside the complex may be unclaimed - there simply is no time for a pool or relaxing in a gazebo. In this case, an ordinary house in a good location with a developed urban environment can be both more convenient and economically profitable.
Complexes with hotel services are becoming an interesting option for digital nomads and young professionals. A minimum of household chores, the availability of coworking spaces and work areas, the opportunity to go on a business trip for a month, leaving the apartment, all this corresponds to a mobile lifestyle. In addition, short-term rentals are practiced in such complexes, and the management company can take over the search for guests, cleaning and settling in, providing the owner with a stable passive income.
Investors tend to find residential complexes with developed infrastructure more attractive. They are easier to rent out, and they provide higher rental income, especially in resort areas. However, seasonality must be taken into account here: in some coastal towns, life freezes in winter, and it is difficult to find tenants. In large cities, on the contrary, an ordinary house may be a more reasonable choice, as it is in demand from a wider audience, not limited to those who are willing to pay additional infrastructure fees.
Liquidity: which sells faster
The issue of liquidity is one of the most important for a buyer considering real estate as an investment. And here the answer is not always in favor of residential complexes.
According to Olga Popova, in large cities such as Barcelona, an apartment in an ordinary house sells faster because it is in demand from all categories of buyers, from young professionals to families and pensioners. An apartment in a residential complex, especially an expensive one with high monthly fees, finds its buyer longer - the circle of those who are willing to pay for the service is already.
At the same time, in resort areas, especially on the coasts of Bulgaria, Montenegro, Turkey or Thailand, infrastructure complexes may be more liquid, since they are what foreign buyers who come on vacation or invest in the rental business are looking for.
In Cyprus, resorts are year-round, and complexes with heated pools have an advantage over houses without infrastructure, Natalia Zavalishina believes. In winter, when the sea is cold, the pool remains in demand, and the apartment is easier to rent, for example.Bottom line: what is more profitable?
There is no universal answer. The choice between a residential complex and an ordinary house is determined by a combination of several factors.
The residential complex is a choice in favor of service, safety and comfort. It is ideal for families with children, for seasonal holidays, for those who appreciate ready-made infrastructure "at hand" and are willing to pay for it regularly, regardless of whether they use it or not.
An ordinary house is a choice in favor of freedom and minimal mandatory expenses. It gives you more flexibility.: you decide for yourself how to equip your home and whether to spend money on additional services. It is more often more liquid in an urban environment and is suitable for those who plan to live in an apartment permanently and actively use urban infrastructure.
Which option is more profitable for a particular buyer depends on his lifestyle, family composition, ownership horizon and willingness to regular expenses. However, one thing is for sure: before buying, you should carefully study not only the price of the apartment, but also all the related payments - they often turn out to be the hidden factor that turns a profitable deal into burdensome.
Thank you for your help in preparing the material:
Daria Borzova, managing director of the agency Oazis Real Estate, Bulgaria
Natalia Zavalishina, General Director of the agency Distant Property (Montenegro, Cyprus, Italy and other countries)
Irina Timofeeva, manager Turkish Riviera Homes, Turkey
Olga Popova, head of the agency LUXBARCELONA, Spain
Polina Chebukina,Director of the agencyATHOME, Thailand
