Walter Benjamin was one of the most influential thinkers of the 20th century, known for his work in philosophy, literary criticism and cultural theory. He was an intellectual who stood out for his interdisciplinary approach, combining elements of aesthetics, history and sociology.
He is also recognized for his ability to connect ideas from different disciplines and for his unique style, combining cultural criticism with philosophical reflection. His interest in the impact of technology on art and culture, as well as his analysis of the modern experience, have made him a key figure in the study of modernity and critical thought in the 20th century. Some of his most outstanding works, such as “The Work of Art in the Age of Mechanical Reproduction” and “Theses on the Philosophy of History”, have left a deep mark on contemporary thought.
Small biography.
Walter Benjamin was born in the Berlin of the German Empire into a wealthy family of Ashkenazi Jewish origin. His father, Emil Benjamin, was a banker in Paris and later an antiquarian in Berlin, where he married Pauline Schönflies. Walter recalls that the stories his mother told him served as the basis for one of his theories: “the power of narration and of the word over the body”; it also made him reflect on the relationship that the stories established between tradition and actuality.
In 1912, at the age of twenty, he entered the University of Freiburg, but at the end of the second semester he enrolled at the University of Berlin to continue his studies in philosophy. There he became acquainted with Zionism, which his parents, having given him a liberal education, had not instilled in him. Benjamin did not profess orthodox religiosity; nor did he embrace political Zionism.
Source: Walter Benjamin Archive
During his university years he was elected president of the “Union of Free Students”, for which he wrote several papers on the need for educational and cultural reform. In his university years he had the courage to challenge the theoretical origin of the predominant formalism and wrote about his concern for language as a key piece of life: “Man communicates despite language, not because of language”; two ideas discordant with the established consensus of those times, for which he suffered in a way a double discrimination; as a Jewish intellectual and a leftist.
In 1914, at the outbreak of World War I, Benjamin wanted to enlist, but was not admitted due to health problems. However, after being deeply impressed by the suicide of two of his friends who were fighting, he ended up joining the pacifist current of the radical left, which rejected participation and collaboration with what they called an “inter-imperialist human carnage”.
In that year he began translating the works of Charles Baudelaire into German. A year later, in 1915, he enrolled at the University of Munich, where he met the poet and novelist Rainer Maria Rilke, and the philologist and historian Gershom Scholem. In 1917, he enrolled at the University of Bern, where he met the philosopher Ernst Bloch and Dora Sophie Pollack, writer and translator, whom he later married and had a son with. A little later, he had the project of founding a magazine, but it failed. In this period he also wrote a text in which he analyzed the concept of “myth”, and began a relationship with the theater director Asja Lācis.
He wanted to become a professor at the university, but was simply rejected because he was Jewish. He wrote The Origin of German Tragic Drama, where he worked on the concept of “allegory”; with which he brought to light the messianic conception of life.
At this stage he embraced materialism and set aside everything else, and here he affirmed his position before the trends of the moment: he never militated in Zionism, communism or fascism. For him, the salvation of humanity was linked to the salvation of nature. He was fascinated by the works of Marcel Proust and Charles Baudelaire, born observers of life. In 1926 his father died and he left for Moscow, where he wrote a diary and confirmed his theory about political tendencies, which caused to isolate himself completely. In 1929 he broke up his relationship with Asja and a year later his mother died. In addition, he was forced to mortgage his inheritance to pay his wife’s demands. It was a difficult period for Benjamin, but his romanticism always made him believe that it was the beginning of a new life.
Benjamin mercilessly criticized Hitler and fascist theory, as well as the “hypocrisy of bourgeois democracy” and the German financial and industrial capital that supported Nazism. He tried to reconcile Marxism with his Jewish cultural heritage and avant-garde artistic trends. His work focused on critical thinking, the critique of modernity and mass culture. His life was marked by the search for truth and understanding of the modern world, which led him to explore various currents of thought. Two World Wars and the rise of fascism shaped his perspective on society and culture.
However, his personal life was also marked by instability and the search for a refuge in the midst of chaos, probably influenced by the tumultuous events of his time. For that reason and the fact that the political situation in his home country of Germany was becoming increasingly dangerous for Jews and left-wing intellectuals, in 1932 he moved to Ibiza, which at that time was a place far from modernity and mass culture, anchored in the past, offering Benjamin an ideal respite and space for reflection.
At that time, he felt the need to flee from the great European metropolis to find tranquility in a place dominated by tradition and old customs, without a hint of modernity. In his own words: “The island is on the fringes of the movements of the world, even of civilization”.
Old postcards of Ibiza. Source: Walter Benjamin Archive
Life in Ibiza was a period of intense intellectual production for Benjamin. Despite the difficulties he faced, he found on the island a place conducive to creation. In this context, Benjamin began to develop some of his most important ideas, which would later take shape in his most renowned work: “The Work of Art in the Age of Mechanical Reproduction”.
The arrival in Ibiza
Walter Benjamin had no clear notion of what awaited him when he decided to undertake his first trip to Ibiza in 1932. In Germany, the Weimar Republic, a democratic state that would be overthrown by hyperinflation and the Nazism of the Third Reich shortly thereafter, was in its final stages. In Spain, just a year earlier, the Second Republic had been established. Benjamin abandoned a relatively comfortable life in a large European city like Berlin to explore a remote and virtually unknown destination. The small Mediterranean island was on the prelude of tourist development, a place where modernity had not yet made its appearance, or anything like it.
Photos from before tourism arrived in Ibiza. Left: Ibicencan finca / Right: Ibicencan family; special occasion or festivity dress
Benjamin lived in Ibiza at two intervals: from April to July 1932 and from April to September 1933. During these stays, the German philosopher went through several personal crises and developed a special bond with the island.
Ibiza was at that time an archaic place, which represented for a class of urban artists and writers the lost essence of a Europe that industrialization had made disappear from many places. Moreover, it was a very cheap place for foreigners and for Benjamin it meant being able to live from his collaborations in the press, radio and some literary projects, although without any kind of luxuries or “bourgeois comforts”, as he himself described in his writings and letters.
As beautiful as the island [Mallorca] is, what I saw there only strengthened my attachment to Ibiza, which has an incomparably more reserved and mysterious landscape. The most beautiful images of this landscape are highlighted by the glassless windows of my room.
-Letter by Walter Benjamin to Jula Radt-Cohn (1933).
“It seems that travelers visiting the island of Ibiza in the early 1930’s shared the rare sensation of discovering a truly unusual world. That unexpected experience was due above all to the untouched beauty of its landscapes, the primitive appearance of its rural dwellings and the customs of its inhabitants. Traveling to Ibiza was like traveling back in time. For various circumstances, not only geographical but also historical, Ibiza had preserved its ancient character, the inheritance received from different civilizations, the self-absorbed solitude of a community that remained faithful to its traditions and in which not a single one of the usual signs of progress had managed to enter. A strange but solid fidelity to the origins surprised, then, those travelers who, at that time, decided to travel to the island and began to make it fashionable.”
Benjamin arrived in Ibiza by boat on April 19, 1932. He was recommended by his friend Felix Noeggerath, philologist and translator, who had described the island as a place of “absolute tranquility” and with “incredibly low prices”. Upon his arrival, the Berlin writer realized that he had arrived at a place where “it seemed that time had stood still”.
From May, he stayed in an old house, close to the coast, located in the bay of Sant Antoni, next to an old mill that gives its name to the place: Sa Punta des Molí. This house adjoined a larger one in which the owner lived with his family. As Walter Benjamin described it: “The most beautiful thing about it is the view, which allows one to contemplate the sea from the window and an island of rocks whose lighthouse illuminates me at night”.
Walter Benjamin, in white, with the Selz’s in Ibiza.
Walter Benjamin devoted most of his days to reading and writing. He lived without running water or electricity, enjoyed bathing in the sea early in the day and taking long walks. The German writer described those landscapes as “the most unspoiled I have ever seen on habitable land”.
Ibiza was, in comparison with its neighbors Mallorca and Menorca, the poorest island of the Balearic archipelago; an economic factor that became an attraction for foreigners, who could live from their art without luxuries but with a certain solvency. For example, according to Benjamin, a stay cost between 60 and 70 German marks at the time, per month.
“It is understandable, therefore, that the island is on the fringes of the movements of the world, even of civilization, and that it is also necessary to renounce all kinds of comforts.”
-Letter from Benjamin to Gershom Scholem (1932).
Port of Sant Antoni (1930s)
Benjamin lived in the village of Sant Antoni, one of the island’s population centers at the time. All the villages on the island consisted of a church, around which there were a couple of stores and a few houses. Unlike Mallorca and Menorca, the rest of the population of Ibiza lived in a dispersed way in the island’s territory, in the characteristic Ibicencan fincas, with a way of life based on tradition and subsistence economy. The peasants carried out agricultural and livestock tasks, made their own bread and wine, cut firewood, made charcoal and even hunted, among other activities; it was practically an autarkic lifestyle. An incipient bourgeois class began to appear, linked to the shipping companies and other manufacturing activities, but it was reduced and practically only in the port of Eivissa and in the citadel of Dalt Vila.
Bay of Sant Antoni (1930s)
What Ibiza was like when he lived there.
Between the twenties and thirties, two antagonistic worlds coexisted on the island for the first time: the older and the more modern. It was artists and intellectuals like Benjamin who helped to shape this “cultural myth” about Ibiza, based on the possibility of living “a different life”, in contact with nature and with a freedom that allowed the development of artistic creativity.
But, how was the coexistence between foreign and local intellectuals and artists? Again, Vicente Valero describes it in his book:
“Between 1932 and 1936, the island was visited by a good number of young people who aspired to be consecrated artists and professed noble anti-bourgeois ideals. Writers such as Albert Camus, Jacques Prèvert, Pierre Drieu La Rochelle, Rafael Alberti, María Teresa León, Josep Palau i Fabre and Elliot Paul, among many others, wrote about it in articles, books and poems. It was also in this way that the traditional Ibizan home became a symbol of both attitudes: it was, because of its location, a space conducive to artistic creation and it was also, because of its conditions, its structure and archaic typology, a space conducive to a life far removed from any bourgeois conventionalism.”
A group of travelers at the port of Ibiza.
It is well known that, both in the thirties and in the later wave of the sixties and seventies, a group of people arrived on the island whose lifestyles were practically antagonistic to the Ibicencan population. On the one hand, there were artists and intellectuals with strong countercultural and progressive tints, and on the other, a local population anchored in tradition and deeply religious. However, instead of a conflict caused by their strong differences and lifestyles, there was tolerance and peaceful coexistence.
In his book Vicente Valero also describes the origin of the “myth of Ibiza” that can still be interiores in the is isle today:
“The international myth of Ibiza, which had mainly in the hippie movement of the sixties its maximum promoter and spread, was created in the thirties by intellectuals and artists who made the island an alternative space, perhaps a little by chance, but a space where it was possible to write or paint freely, bathe naked, take hashish and, above all, feel interpreter of nature, in a kind of Arcadia lost and happily found.”
Before the great transformations brought about by construction linked to tourism development, the island stood out for the primitive appearance of its rural houses – whose architecture was very attractive to members of the Bauhaus School and the GATEPAC group– aswell as the ancestral way of life of its inhabitants.
The German philosopher was fascinated by this virgin island, impregnated with an archaic world that was about to be transformed forever. For him, the Ibicencan country house accurately defined the differences between pre-industrial modes of construction and the architecture of his time. He encounters a cultural and intellectual environment that arose around those traditional houses; as the landscape of Ibiza itself was, at that time, practically untouched.
The peasant houses were an architectural element that connected to ancient Ibosim, when the island was colonized by the Phoenicians, some three thousand years before. Benjamin used to criticize modern architecture for its functionalism and its disconnection with human experience. For the German philosopher, modern architecture transformed the living space by “dehumanizing” it, which also implied the loss of “the aura”; which, for him meant beauty, uniqueness and tradition.
From left to right: Jean Selz, Paul Gauguin, Walter Benjamin and fisherman Tomás Varó, sailing in San Antonio Bay (1933).
However, the threat of progress was present in what was only a foretaste of what Sant Antoni would become over the decades. During his first three months, Benjamin lived with intensity the experience of that ancient world in the process of dissolution.
In the first of his letters he writes to his friend Gershom Scholem, a few days after his arrival, in April 1932:
“It remains to be said finally that there is a serenity, a beauty in men – not only in children – and, in addition to that, an almost total freedom from strangers that must be preserved by the parsimony of information about the island… Unfortunately, all these things may be threatened by a hotel that is being built in the port of Ibiza.”
During his second stay, in a new letter to Scholem in June 1933, he writes:
“Now I take every opportunity to turn my back on San Antonio.If you look closely, in its surroundings, battered by all the horrors of the activity of its inhabitants and speculators, there is no longer a secluded corner or a minute of tranquility.”
While the letters and writings of 1932 Benjamin emphasizes the positive impression, generated by the beauty of the landscape and the possibilities it offered; in the letters of 1933, on the other hand, a tone of exhaustion and uncertainty predominates, produced by the personal difficulties of being an exile in conditions of poverty and an island that little by little increases its costs of living due to the increasing presence of tourists.
In those years, there were only two guesthouses in Sant Antoni, to which three more would be added in 1933. Work on the first, the Hotel Portmany, began in October 1931 and was completed two years later. 1933 was a key year for Ibiza’s tourism industry, since at the same time other emblematic establishments were inaugurated on the island: the Buenavista Hotel, the Gran Hotel and Isla Blanca Hotel.
Left: the first hotel in Sant Antoni, the year of its inauguration (1933) / Right: view of downtown Sant Antoni, towards Sa Conillera islet (1931)
Benjamin’s second period on the island was less happy than the first. He returned in April 1933, forced by the totalitarian climate in Germany. As he was a Marxist sympathizer and of Jewish origin, he was considered an two times enemy for Nazism. From September of the same year his health deteriorated. Benjamin suffered from infections, fever and general weakness; it was not until some time later that he learned that it was due to the malaria he had contracted.
In September 1933, he writes the following in a letter to his friend Gershom Scholem:
“The fact that I can barely stand on my feet, the impossibility of speaking the language here and the additional necessity of having to work as much as I can, drive me, at times, in such primitive living conditions, to the limits of the bearable.”
On September 26, he had to leave the island for good, bound for Barcelona, on his way to Paris.
Benjamin died, exactly on September 26, seven years later. The writer needed to leave France to travel to the United States. A year before World War II started, he was interned in a concentration camp in France, because he was a “non-naturalized German”. He was then interned in a French center for voluntary workers, but managed to get out of there with the help of influential French friends. On his way to the USA, he had to enter Spain first.
Guided by writer and activist Lisa Fittko, who helped many people escape from Nazi-occupied France, and accompanied by photographer Henny Gurland and her son, Benjamin arrived in Portbou on September 25, 1940. However, upon arrival, he was intercepted by Franco’s regime police because he lacked a required visa. His friend Adorno had helped him obtain transit visas in Spain and entry visas to the US, but he simply did not have a French permit to leave the country. His companions did get through to continue their journey.
Benjamin knew that if he returned to France he would be caught by the Gestapo, who were looking for him. He always traveled with a dose of morphine pills for desperate situations like the one he was in. As he wrote on September 26, 1940:
“In a no-win situation, I have no choice but to end it. I am in a small village in the Pyrenees, where no one knows me, where my life is going to end. I ask you to convey my thoughts to my friend Adorno, and to explain to him the situation to which I have been driven. I do not have enough time to write all the letters I wished to write.”
These were perhaps the last words of Walter Benjamin, one of the most brilliant and influential thinkers of the 20th century.
THESIS IX / “Theses on the Concept of History”, Walter Benjamin in 1940 (fragment from his last work):
“There is a painting by Klee called “Angelus Novus” depicting an angel contemplated and fixated on an object, slowly moving away from it. His eyes are opened wide, his mouth hangs open and his wings are outstretched. This is exactly how the Angel of History must look. His face is turned towards the past. Where we see the appearance of a chain of events, he sees one single catastrophe, which unceasingly piles rubble on top of rubble and hurls it at his feet. Much as he would like to pause for a moment, to awaken the dead and piece together what has been smashed. But a storm is blowing in from Heaven, it has caught itself up in his wings and is so strong that the Angel can no longer close them. The storm drives him irresistibly into the future, to which he turns his back, while the heap of rubble in front grows sky-high. What we call progress is this storm.”
“The work of art in the age of its mechanical reproducibility” (his best known work):
The extraordinary thing about Walter Benjamin’s best-known book is that it is still the order of the day and has proven to be on the track of events long before reproducibility developed in its full form, as we experience today. It should therefore surprise no one that it remains a reference teaching material in high schools and universities; even beyond art, philosophy or sociology majors.
A couple of key ideas that appear in this work:
According to Benjamin, art would no longer be primarily auratic, that is, predominantly with a cult value, but profane art, in which the experience of the observer and the public exhibition of the work is more important than restricting it to specialists, kings, popes and bourgeois. The industrialization of images made art more accessible, less private, more profane and less sacred.
The Berlin writer comments that post-auratic art is an art in which the political overcomes the magical/religious. The work tends to cease to be a sacred and exclusive object, and begins to be a universally accessible object. The work of art in the age of technical reproducibility implies a displacement of the image from its cult value to an exhibition value. Before the industrial revolution the work belonged to a restricted enjoyment, reserved to the cult, to priests, nobles and specialists. In capitalism the work of art has a more open enjoyment, everyone is invited to this pleasure and aesthetic experience, as this little scheme shows:
Benjamin thought that avant-garde art and the technique of image reproduction would play in favor of the political awakening of the masses in a world in which social revolution would triumph. Pointing to this tendency was the fact that many works of art of the time clearly had “political ingredients,” leftist messages and demands against war and fascism. Certainly, works of art have the power to speak in “another language”; one that through the work exposes social and political injustices or criticisms.
The possibility of reproducing images, works, objects, speaks directly of industrialization and capitalism. Walter Benjamin says that it is a phenomenon that accompanies the rise of the masses:
“(…) to approach things is as passionate a demand of the contemporary masses as it is in their tendency to go beyond the uniqueness of each event through the reception of the reproduction of the same. Day by day, the need to seize the object in its closest proximity, but in image, and even more in copy, in reproduction, becomes more and more irresistible.” (P. 48).
The image makes it possible to bring closer what is far away, what one does not have, even what has died. Cinema is seen as an instrument of massive influence in Benjamin’s book, who sees in this art the possibility of acting as a psychic vaccine:
“(…) when one realizes the dangerous tensions that technification and its aftermath have generated in the great masses (…) one comes to the recognition that this very technification has created the possibility of a psychic vaccine against such mass psychoses by means of certain films in which the forced development of sadistic fantasies or masochistic hallucinations is able to prevent their natural dangerous maturation among the masses ” (P. 87).
In conclusion, Walter Benjamin was a fascinating person whose life and work continue to captivate people around the world. Through his unique perspectives and innovative ideas, he made important contributions to the fields of philosophy, sociology, and literary criticism. His ideas on the intersection of history, memory and cultural production have had a profound impact on fields such as cultural studies, media theory and urban studies.
From his early years as a student in Berlin to his exile in Paris and tragic end, Benjamin’s life was marked by intellectual curiosity and a deep passion for knowledge. His critical engagement with modernity and capitalism challenged conventional wisdom and offered alternative ways of thinking about society.
Walter Benjamin’s legacy lives on through his writings and influential ideas, and his work reminds us of the power of critical thinking and the importance of challenging established norms. His enduring influence and intellectual prowess make him a figure worthy of exploration and study.
The relationship between psychology and architecture has become more relevant recently, in the last two or three decades. It is estimated that we spend on average 80 to 90% of our time indoors, including activities at home, at work, in schools and other indoor environments.
The study that addresses this question is psychological architecture or psychology of architecture (since there seems to be no consensus on a single term yet), and it starts from the thesis that the design of our spaces can directly and profoundly influence our mental and emotional well-being.
In this article we will explore how to use architecture as a tool to improve well-being and mental health, focusing on psychological architecture, its characteristic elements, how to apply it, some real examples and some variants or sub-branches, and then describe how to apply it in our own private home. The vast majority of these “recipes” are perfectly complementary to virtually any style and relatively easy to implement, even without building work in an existing house.
Psychological architecture
Psychological architecture or architectural psychology is an interdisciplinary study that examines how the built environment affects human behavior and mental health. This relatively recent approach considers elements of our environment such as light, color, space and acoustics, applying research in psychology, sociology and neuroscience to design spaces that promote, among other things, well-being and productivity.
This science is based on the principle that the human being is an “open system,” an interdependent complex that ranges from large-scale systems, such as the nervous, digestive and immune systems, to the internal metabolism of a cell. All exhibit a property called homeostasis, which is the innate ability of every cell in every complex organism to maintain a stable and constant condition, all by employing interrelated internal regulatory mechanisms.
The brain is an important regulator of all these systems (including the psychological system we call “the self”). From this point of view, “the self” could be considered a homeostatic mechanism that evolved to help us maintain equilibrium in our complex social relationships. Like all living complex adaptive systems, humans must cope with external ecosystems in order to survive. Many neuropsychologists believe that managing the interface between the internal experience of our body and the perception of the external environment is the main purpose of our brain.
For example, this article explains how in the 1990’s, Sentient Architecture faced a challenge in residential architecture: although clients offered their own criteria for designs, those same criteria often led to their dissatisfaction. By accepting these instructions without delving deeper, the architect was producing preliminary designs that did not meet the clients’ true needs, resulting in higher time and production costs, at best. Clients were disappointed and somehow unconsciously expected designers to “read their minds.” It turns out that the key to solving this problem lay in understanding that clients were not just looking for a building, but for an emotional experience, which required exploring the psychological and environmental associations that already existed in their minds.
Psychological architecture is based on a deep understanding of how spaces influence our emotions and behaviors. We can create environments that foster well-being and human connection by considering principles such as perception, memory, and sensory experience. These principles invite us to think about how every element of a space can affect our state of mind, creating places that we not only inhabit, but also inspire us and make us “feel at home.”
The fundamental principles of psychological architecture (theoretical):
– Perception: based on how individuals interpret their environment, the way spaces are designed can influence the perception of safety, comfort and functionality.
– Space and place: based on the relationship between physical space and people’s emotional experience, a design that considers the connection between space and sense of belonging can enhance well-being.
– Identity: architecture can reflect cultural identity. Spaces that resonate with people’s identity can foster a sense of community.
– Human behavior: designs that facilitate social interaction and mobility can enhance the lived experience.
– Emotion: as we have seen above, spaces can evoke specific emotions. The choice of colors, textures and shapes can influence the mood and overall experience of the inhabitants.
– Functionality: architecture should be practical and meet the needs of those who use it. Functional design improves efficiency and user satisfaction.
– Sustainability: by considering environmental impact and sustainability we can create spaces that are adaptable and durable.
In practice, the design that respects the above principles usually focuses mainly on the following elements:
– Natural Light: perhaps the most important element. Exposure to natural light has even been linked to improved mood and reduced depression. Although a balance must be struck, as overexposure to sunlight can also have counterproductive effects; for example, the problem in winter of large windows facing directly south and the stress that this can produce.
– Artificial light: in environments where natural light is scarce, such as in Northern European countries during the winter months, proper lighting can help combat fatigue and seasonal depression. Good lighting in the home promotes a cozy and relaxing atmosphere (see: Scandinavian-style lighting), encouraging moments of rest and connection with loved ones. By choosing the right artificial light, we can improve our quality of life, optimize our sleep and create spaces that inspire and motivate us every day.
– Shapes: soft lines and organic shapes (sometimes even eliminating corners) can evoke feelings of calm and well-being, while angular and rigid structures can generate a sense of tension or discomfort. The height of ceilings and the proportion of spaces are also factors that affect psychological perception.
– Open spaces: encouraging social interaction can help reduce the feeling of isolation. Similarly, an interior design with open and diaphanous spaces has also been found to have a positive effect on individual well-being.
– Colors and Textures: warm colors can create a cozy atmosphere, just as cool colors can create a more relaxing environment. The use of colors can also help define areas within a building, guiding people and creating a sense of order.
– Acoustics: Good acoustics, where sounds are absorbed, can create a more relaxing and comfortable environment, which can reduce stress and encourage concentration; whereas a place where sounds are reverberated or distorted can be distracting and uncomfortable. In addition, acoustics can influence privacy and intimacy; in offices or public spaces, proper acoustic design can help people feel safer and more comfortable talking, which encourages communication and collaboration.
It must be said that in many occasions these perceptions are subconscious; so, even if it is not something evident to us, external elements can induce sensations in us that we are not directly aware of.
One example of a building that was designed based on many of the principles of psychological architecture (and, among others, does not contain a single corner) is Maggie’s Centre, a café and social building in Leeds, England, conceived to be a place where patients and families of the attached hospital can recover good feelings.
Color is a powerful element in architectural design that can influence people’s emotions and behaviors. Color psychology is used to create environments that promote well-being.
Emotional Architecture
With a special emphasis on colors, it is worth mentioning that there is a sub-branch or variant: emotional architecture, originated in Mexico by architect and engineer Luis Barragán. The differences with psychological architecture are subtle; since emotional architecture focuses on how built spaces can evoke feelings and experiences in people and seeks to create environments that foster positive emotions (such as happiness, calm or inspiration), mainly through elements such as light, color and the arrangement of space, while psychological architecture focuses its study on a more holistic plane, how the environment affects the behavior and perception of people, also considering aspects such as functionality, ergonomics and acoustics, among others.
Warm and Cool Colors
Depending on their temperature, colors can have an influence in one way or another:
– Warm colors: shades such as red, orange and yellow can evoke feelings of energy and warmth, but can also be overly stimulating if used in large quantities.
– Cool colors: shades such as blue and green tend to be more relaxing and can help reduce anxiety, making them ideal for workspace environments, but excessive use can also lead to lethargy or demotivation. Too much blue can evoke sadness or melancholy, while too much green can be overwhelming.
Creating Specific Environments
The choice of colors is not only based on aesthetics, but also on functionality and the emotional impact they can have on occupants. Here are some examples of how colors can be used to create specific environments:
– Learning spaces: In schools, the use of bright, cheerful colors in common areas can foster a dynamic and stimulating learning environment. Classrooms can benefit from a color palette that inspires curiosity and creativity, i.e., warm colors.
– Work environments: in offices, neutral and soft colors can be used to encourage concentration and productivity. However, more vibrant color accents can be incorporated in break areas to stimulate creativity and collaboration.
The importance of acoustics
Acoustics is an often underestimated aspect of architecture, but it has a significant impact on the occupant experience. Proper acoustic design can improve concentration, communication and overall well-being.
Acoustic design strategies
– Absorbent materials: Using sound-absorbing materials, such as acoustic panels and carpeting, can help reduce noise in public and private spaces. This is especially important in environments such as schools and hospitals, where noise can be a source of stress.
– Absence of corners: in a building can have a positive impact on acoustics by reducing the formation of unwanted echoes and sound reflections. Corners tend to concentrate and amplify sound, which can generate distortions and annoying noises. By designing spaces with curved shapes or continuous surfaces, a more even dispersion of sound is encouraged, which improves acoustic quality. In addition, these shapes can help minimize areas where sound accumulates, creating a more pleasant and comfortable environment. In short, a corner-free design can contribute to a better acoustic experience in a space.
– Space design: the layout of spaces can also influence acoustics. Creating quiet areas away from noisy areas can provide a haven for concentration and relaxation.
– Quiet zones: incorporating quiet zones in work and educational environments can give people a space to unwind and recharge, which is essential for mental well-being.
Intersection between sustainable architecture and psychological architecture.
Interestingly, sustainable architecture not only has an effect on energy efficiency and reduced environmental impact, but also has a positive effect on the psychology of the occupants. These are the two most notable characteristics it can have in terms of its influence on the people who live in it:
Connecting with Nature
Incorporating natural elements into architectural design, such as large windows with outdoor views or vertical gardens, can improve mood and reduce stress. Green spaces, especially in urban settings, not only improve aesthetics, but also provide a place for recreation and relaxation. In addition, the use of sustainable materials in construction (which are usually natural as a rule) can create a healthier and more welcoming environment.
Energy Efficiency
Aside from the fact that economic savings on utilities can alleviate financial stress, design that considers thermal efficiency in balance with the natural climate can create a healthier and more comfortable environment. Well-lit and ventilated spaces that use natural resources effectively can improve the quality of life for their occupants, as natural sunlight and outdoor air (unless we live in the center of a city) are preferable to their artificial counterparts. Therefore, it can be said that energy efficiency in architecture not only reduces environmental impact, but can also influence mental health.
And this brings us to a related concept which, in turn, can be considered a variant or sub-branch of psychological architecture:
Biophilia
Biophilia refers to the innate connection that humans have with nature and can be considered as a key principle in psychological architecture or, in its more purist expression, perhaps even as an alternative branch.
In the context of architecture, biophilia translates into the design of spaces that integrate natural elements, thus promoting the physical and mental well-being of their occupants. This approach is based on the idea that proximity to nature can reduce stress, improve concentration and enhance creativity.
The incorporation of biophilia into architecture can manifest itself in a variety of ways. For example, the use of natural materials, such as wood and stone, not only adds warmth and texture to spaces, but also creates a more welcoming and healthy environment. In addition, designing buildings that maximize natural light and views to the outdoors allows occupants to feel more connected to their surroundings, which can have a positive effect on their mood. Vertical gardens, green roofs and outdoor spaces are other ways to integrate nature into architecture; they not only beautify the environment, but also contribute to sustainability by improving air quality and reducing urban temperatures. Creating spaces that encourage interaction with nature, such as patios and terraces, can encourage socialization and community well-being.
Studies have shown that biophilic environments can have a significant impact on mental and physical health. Exposure to nature has been associated with reduced anxiety, improved mindfulness and an increase in overall life satisfaction. In an increasingly urbanized world, biophilia in architecture presents itself as a valuable solution for creating spaces that nurture both people and the environment; especially in urban spaces it is starting to become a trend.
An example of this is the Fuji Kindergarden, built in Japan by Tezuka Architects, an oval-shaped kindergarten with a perimeter of 183 m, with a capacity for 500 children. It is conceived as a village in a single building. The interior is a softly partitioned integrated space with furniture. Three preserved 25 m high zelkova trees protrude through the roof.
How to apply psychological architecture in the home
These principles can also be applied in the private home. To create an environment that is not only aesthetically pleasing and, in turn, promotes well-being and functionality. Knowing how to choose which general elements and features to apply in your own home is a combination of knowing yourself (or, in the case of the architect, knowing your clients’ preferences and lifestyle) and knowing what can be applied in a predefined space or home location.
Some strategies for integrating psychological architecture into the design of a home:
– Space Layout: An open design that connects areas such as the kitchen, dining room and living room can encourage communication and family togetherness. More intimate spaces, such as reading nooks or sitting areas, can offer refuge and tranquility. In this case, it is important to know people’s lifestyles, how they will move around and use the spaces, which can determine the range of preferences.
– Natural and artificial lighting: Natural light has a profound impact on our mood and well-being. Incorporating large windows, skylights or sliding doors that connect the indoors to the outdoors can maximize the entry of natural light. Daylight also regulates circadian rhythms, which can help improve sleep and energy. Similarly, well-applied artificial light can compensate for a lack of natural light, such as winters in Northern Europe or being in an urban space. For this, you can consult the solutions offered by the Nordic or Japanese style of lighting, or the fusion of the two, which seems to be a recent phenomenon that is on the upswing.
– Colors and materials: it is essential to select a palette of colors and materials that resonates with the personality and preferences of those who will inhabit the space. Warm colors, such as terracotta or yellow tones, can evoke feelings of warmth and comfort, while cool tones, such as blue or green, can convey calm and serenity. Likewise, the use of natural materials, such as wood and stone, can create a cozy atmosphere.
– Connection to nature: As we have seen, biophilia is a key principle in psychological architecture. By incorporating natural elements into the home, such as indoor plants or a focus on outdoor views, the emotional and physical well-being of the occupants can be improved. Plants not only purify the air, but also bring a sense of life and freshness to the space. Outdoor spaces, such as terraces or patios, can also be created to enjoy nature and encourage outdoor activities.
– Acoustics and silence: to create a serene environment, it is important to consider the use of sound-absorbing materials such as carpets, heavy curtains or, in more extreme cases, acoustic panels. If designing a building from scratch, you can also consider the absence of corners, even in some parts of the house. The home can also be laid out to minimize outside noise, by moving rooms away from noisy streets, and even create quiet zones, where moments of peace and reflection can be enjoyed.
– Ergonomics and furniture: furniture should be comfortable and functional. Ergonomics plays an important role in preventing injuries and promoting wellness; for example, chairs and tables at the right height can improve posture, while well-designed storage spaces can reduce clutter, feelings of chaos and underlying stress.
– Personalization and/or personal expression: Personalizing the space through artwork, photographs and meaningful objects can create a sense of belonging and emotional connection. In addition, allowing each family member to have a space that reflects their individuality can foster an atmosphere of respect and harmony.
– Technology and connectivity: the integration of technology in the home is a recent phenomenon and can also influence psychological well-being if applied for this purpose. Domotic homes” are an example of how many functions that were not even possible before can be automated and even made possible. To name a few examples, we have intelligent lighting systems, programmable thermostats and sound control devices that can help create an environment for more well-being. For example, the ability to adjust lighting based on time of day or mood can have a positive impact on energy and productivity. That said, we think it is equally important to balance technology with moments of disconnection, creating spaces where tranquility can be enjoyed without digital distractions; for example, network inhibitors could be used.
Applying psychological architecture in the private home involves considering how every element of design can influence the emotional and physical well-being of its occupants. From the layout of space and natural lighting to the choice of colors, materials and furnishings, each design decision can contribute to creating an environment that is not only functional and aesthetically pleasing, but also promotes mental health and overall well-being.
In fact, the vast majority of these principles can be applied regardless of architectural or interior design style preferences, unless very particular architectural styles are in direct contradiction (which is also the great exception). Many of these measures can be considered complementary, that is, it is not a choice between one style or another but to improve as much as possible within an existing framework, even in homes with very little room for variation, such as apartments or townhouses.
Here are two examples of homes that were conceived from scratch, taking into account most, if not all, of the principles of psychological architecture:
In this case, we see in the interior of this villa, designed by the popular local architect Rolf Blakstad, a clear example of priority for natural light, a strong presence of nature through the large windows, large open spaces and high ceilings, thick and insulated walls (for better acoustics), a prominence of natural materials and sustainable architecture (taking advantage of bioclimatic). In fact, the latter is an attribute drawn from the traditional architecture of Ibiza, on which the Blakstad style has been based since its origins, although modernized and adapted to modern needs and trends. Regarding the color, it is basically white (sensation of amplitude and space), which contrasts with the most used natural materials, wood and stone.
The following villa, designed by architect Bruno Erpicum, shows a very similar case, in terms of the aforementioned attributes, but thanks to being more minimalist cut, it expands even more the entrance of light, its impressive views and the amplitude of the interior spaces. The ceilings are still high, but the management of acoustics is solved with attenuating materials, there is a smooth transition between the interiors and the large terraces, it uses its location to take advantage of the bioclimatic of the place and the seasonal orientation of the sun.
Both villas are for sale through our agency and if you are interested, please do not hesitate to contact us here.
Welcome to the step-by-step guide for property buyers in Ibiza
With this article we want to provide you with the most complete information possible and prepare you for the process of purchasing a home on the island.
Whether you’ve done it before or not, it’s always a challenge to buy a property. For that reason, the more informed you are about the process beforehand, the more relaxing it is and the most likely you are to get the property you want, in turn reducing unforeseen expenses and setbacks.
With more than 30 years of experience in the Ibiza real estate market, we have assisted hundreds of clients in purchase and sale operations of properties of all types. Based on our experience and the doubts that our clients usually have, we have created this complete guide to resolve common questions and begin the search process as best prepared as possible.
This guide is quite long, ordered by the different phases of the purchasing process. You can jump directly to a section or point by clicking on the link in the table of contents.
Which taxes and fees do you pay when buying property in Ibiza?
First of all, let’s get an idea and understand the costs and taxes of buying a property in Ibiza. Among them we have fixed or essential costs, such as taxes, and others that are variable and depend on the circumstances.
A summary of the taxes and costs when buying a property in Ibiza:
• Property Transfer Tax (ITP)
• Value Added Tax (IVA)
• Legal costs (lawyers)
• Mortgage fees and appraisal expenses
• Notary and Property Registry Fees
• Processing fees (gestoría)
• Banking expenses
When purchasing property in Ibiza, it is important to take into account the various tax implications. The Value Added Tax (VAT) is applied to land, commercial premises, garages and any type of newly built property, while the Property Transfer Tax (ITP) is paid on the rest of the properties for residential use. Let’s start with this last one, since it is the most common case on the island:
Let’s start with the latter, since it is the most frequent case:
The Property Transfer Tax (ITP)
This tax is levied on second-hand properties and is calculated as a percentage of the purchase price.
The tax must be paid at the Tax Office of the municipality where the property is located within one month from the date of granting the title of the property. In the Balearic Islands, the tax rate ranges between 8% and 13% depending on the value of the property being transferred.
The ITP tax is cumulative, so the first €400,000 is taxed at 8%, and the rest that exceeds that amount will be charged at the percentage corresponding to its bracket.
As an example, the ITP of a property with a sale price of €2,500,000 will be calculated as follows:
• Up to €400,000, at 8% = €32,000
• €199,999, at 9% = €17,999.91
• €400,000, at 10% = €40,000
• €1,000,000, at 12% = €120,000
• €500,001, at 13% = €65,000.13
Total: €275,000.04 of ITP for a total purchase value of €2,500,000
Value Added Tax (IVA) and Stamp Duty (AJD)
When it comes to the purchase of a newly built home as the first occupancy transferred by the promoter or builder, the Property Transfer Tax (ITP) does not apply. Instead, the buyer must pay two other taxes: Value Added Tax (VAT) and Documented Legal Acts (Stamp Tax or AJD).
1. Value Added Tax (IVA/VAT)
The VAT is paid by the buyer (together with the purchase price) to the seller and the seller must transfer the VAT directly to the Tax Agency.
• 10% for homes.
• 21% for land, commercial premises, storage rooms and garages.
2. Stamp tax (“Documented Legal Acts Tax” or AJD)
When the purchase of a property is subject to VAT, the buyer must additionally pay the Stamp Tax or AJD (Documented Legal Acts), of 1.2% less than or equal to €270.151,20 or 1.5% of the total purchase value less than €1,000,000 and 2% above this figure*, and must be paid within one calendar month from the day the property title is signed through the self-assessment procedure.
Legal costs (lawyers)
Involving legal professionals during the property acquisition process is essential to ensure a smooth transaction and protect your interests. Legal costs typically include hiring an experienced attorney who specializes in real estate law. These legal experts will guide you through every step of the process, ensuring that all necessary paperwork is completed accurately and advising you on any legal implications related to your purchase. Lawyers established in Ibiza normally charge 1% of the property sales price.
Mortgage fees and appraisal expenses
If you require financing for the purchase of your property, it is essential to consider the additional expenses associated with mortgages. These costs often include property appraisal fees, which determine the market value of the property and help the lender evaluate its suitability as collateral. While these fees vary depending on the complexity and value of the property, it is essential to budget for this expense during the purchase.
The expenses surrounding the appraisal required by the credit institution are an official property evaluation document carried out by a surveyor or architect selected by the lender. Depending on the value and size of the property, the price can vary between €400 and €3000.
The mortgage loan in Spain may have an opening fee to contract it, but it varies depending on the bank, if at all. If this extra cost exists, it would be between 0.5-3% of the total amount of the loan.
Notary and Property Registry Fees
To finalize a property transfer, you will need to hire a notary public who will oversee the legal aspects of the transaction. The notary is responsible for preparing the official deed, verifying its legal accuracy, and ensuring that it is signed correctly. Notary fees are generally calculated based on the purchase price of the property. Additionally, there are property registration fees that cover the cost of registering your property with the appropriate authorities. These fees vary depending on factors such as property value and location and whether you have a mortgage, but typically are no more than 0.2% of the purchase price.
Processing Fees (Gestoría)
A gestoría is a management company and an administrative agency that helps in managing procedures and administrative tasks related to the purchase of your property. Hiring an accredited agency can simplify bureaucratic processes, ensuring compliance with all legal requirements and saving you time and effort. The fees charged by the agencies may vary according to the services provided, depending on the complexity of the process involved.
Banking expenses
They vary depending on the bank and the payment method. Mostly these are costs for bank transfer, foreign currency exchange, opening a bank account, etc. We recommend that you take the time to study the payment methods, especially when it comes to large amounts, since you can save unnecessary costs imposed by banks and/or savings banks.
Summary of taxes and expenses of buying a property in Ibiza:
–Taxes: ITP 8-13% or 10% of VAT plus 1.5-2% stamp duty (AJD)
–Notary and Property Registry Fees: range between 0.1% and 0.5%.
–Processing agency fees: depending on services required (variant)
–Banking charges: depending on payment method (variant)
A2. Necessary documents
Which documentation is needed to buy a property in Ibiza?
Before signing the property title:
The personal documents required for signature before a notary are the following:
• The original DNI or passport
• A personal NIE number (if you are a foreigner)
The NIE is the identity number of foreign residents who carry out an economic activity in Spain. The NIE must be presented before a notary and is necessary to pay taxes. The processing period to obtain a NIE usually takes no more than a month. Your gestoría or lawyer can assist you with this process; or visit this page for further guidance on the process of obtaining a NIE and this page for information for UK citizens.
• If the buyer is a Spanish company, it must present the CIF number. If the company is foreign, it must obtain a Spanish tax identification number.
• A Spanish bank check or proof of bank transfer, depending on the payment conditions agreed between the parties. Foreigners who buy for the first time in Spain must open an account in a national bank, which after the purchase is used to direct debit the costs of telephone, electricity, etc.
• A receipt or proof from the bank of any transfer or payment made for signature before a notary. These proofs are necessary to comply with the requirements of the origin of the funds.
To sign the property title:
• Private purchase and sale contract or deposit contract: The private or deposit contract is a document that describes the terms and conditions agreed upon between the buyer and the seller. Include details about the property, purchase price, payment schedule, and any additional clauses or agreements. This contract can be prepared by a qualified attorney or gestoria.
• Deed of sale: Once all the legalities are completed, the property deed is signed before a notary public. This document officially transfers ownership from the seller to the buyer. The deed includes detailed information about the property, including boundaries, specifications, and any liens, if applicable.
* Buying a house in Ibiza requires careful preparation and compilation of the necessary documentation. We recommend that buyers prepare the documentation and means of payment well in advance, so that the purchase of the property is successful and without setbacks. If specific questions arise, you can consult your real estate agent or attorney.
A3. Mortgage / secure funding
¿Qué papel juega la hipoteca en la compra de una propiedad en Ibiza?
Get Pre-approved
It’s important to get pre-approved as it not only gives you clarity on how much you can pay, but it also shows sellers that you are a serious and qualified buyer.
Understand pre-approval.
Pre-approval is essentially an evaluation of your financial situation by the bank to determine how much they are willing to lend you. It involves submitting necessary documentation, such as income verification, credit history, and employment details. Please note that pre-approval is different from pre-qualification: while pre-qualification provides an estimate based on self-reported information, pre-approval carries more weight as it involves extensive verification.
Benefits of pre-approval:
1. Know your budget: By getting pre-approved, you will have a clear understanding of your budget range. This knowledge allows you to focus on properties within your financial means and avoid wasting time on homes that may be out of your reach.
2. Greater bargaining power: With a pre-approval letter in hand, sellers and real estate agents will consider you a serious buyer. This can give you an advantage in negotiations, especially in a competitive market like Ibiza.
3. Faster Closing Process: Since much of the paperwork and verification has already been completed during the pre-approval stage, the mortgage process will likely move more quickly once you find your dream property.
Finding the right bank for your mortgage
Choosing the right financial institution is essential when it comes to obtaining financing for the purchase of your property. Here are some key considerations to keep in mind:
Search for a Lender
Take the time to research different financial institutions and compare their offers. Look for an entity with experience in offering mortgages for international buyers.
Don’t settle for the first candidate you find. Instead, get quotes from multiple entities to compare the interest rates, fees, and terms they offer. Remember, even a small difference in interest rates can result in substantial savings over the life of the loan.
Understanding mortgage options
There are several mortgage options available, so it is important to understand which one best suits your needs. Some common options include fixed-rate mortgages, adjustable-rate mortgages, adjustable-rate mortgages (ARMs) or “mixed” mortgages, interest-only mortgages, and government-backed loans, such as youth or group mortgages. Here is a reference article that explains various types of mortgages.
Evaluation of interest rates and terms
Interest rates play an important role in your monthly mortgage payments. Compare interest rates offered by different candidates and pay attention to any additional fees or charges that may apply.
If the search seems daunting, consider consulting a mortgage broker. Brokers have connections with multiple banks and can guide you to those that best suit your financial situation and property preferences.
Evaluate customer service
A reputable bank should provide excellent customer service throughout the mortgage process. This includes clear communication, quick responses to queries, and transparency regarding rates and terms.
Search recommendations
Don’t hesitate to look for recommendations from friends or family who have recently bought houses in Ibiza or even your real estate agent. Their first-hand experiences can help you find the best option.
Closing of the mortgage
Once your application is approved, the final step is to close the mortgage. This involves signing the mortgage contract in a public deed before the notary, paying the closing costs and receiving the funds from the bank. It is important to carefully review the mortgage agreement before signing it to make sure you understand all the terms and conditions. Once the agreement is signed and the transaction is completed, you officially become a homeowner.
A4. Market situation and regulatory environment
Ibiza market outlook (2024-25)
The beautiful island of Ibiza has long been recognized as a premier tourist destination, attracting visitors from all over the world. However, beyond its vibrant nightlife and stunning beaches, Ibiza is also an increasingly desirable place to call home. In this property market outlook for 2024-25, we will delve into few of what we consider key points driving valuation trends, like lifestyle, property listing volume, buyer nationalities and the construction regulatory environment in Ibiza, among others.
If you are a prospective homeowner or simply curious about the real estate landscape of this stunning island, join us as we explore why Ibiza remains an object of desire for many.
Ibiza: a tourist destination and a place to live
Ibiza’s popularity as a tourist destination has seen a steady rise for at least 5 decades and has skyrocketed in recent years. Its picturesque landscapes, crystal-clear waters and vibrant culture have captivated travelers seeking relaxation and excitement. However, what sets Ibiza apart is its growing reputation as a great place to live all year round.
The island offers an incredible quality of life with its mild Mediterranean climate, known for its long, sunny days and mild winters. Outside of the peak season, this climate allows residents to enjoy a variety of outdoor activities, from relaxing on the beach to exploring the stunning natural landscapes, but also sees a growing cultural and culinary offering throughout the year.
The island’s unique culture and lifestyle also contribute to its appeal. Ibiza is a melting pot of influences that combines traditional charm with modern cosmopolitan style. Its diverse community welcomes people from all walks of life, creating a vibrant, liberal atmosphere that increases the island’s appeal and creates a unique blend of cultures that enriches daily life.
Quality infrastructure and amenities
Residents can enjoy a relaxed lifestyle while having access to modern amenities such as top-notch healthcare facilities and international schools. Ibiza has an international airport, with direct flights to many destinations throughout the year, and a wide network of roads in good condition. Additionally, the island is home to world-class restaurants, extensive wellness offerings, high-end fashion boutiques and vibrant nightlife venues, providing its residents with a luxurious lifestyle if they so please. Living here becomes comfortable and convenient.
Valuation trends: a steady rise in property prices
An important aspect of the real estate market in Ibiza is the constant increase in property prices. In recent years, demand has consistently exceeded supply due to the limited availability of land on the island. As a result, property values have seen continued growth.
Although price dynamics by themselves can never be considered a compelling argument for making a future forecast, it nevertheless has a certain meaning to observe how this phenomenon has come to take hold in the mind of the international investor and, so to speak, certain types of properties in Ibiza have been elevated to the status of safe or refuge assets, tested by crises such as the great recession of 2008; especially severe in the rest of Spain, while Ibiza property prices remained practically unchanged and simply stopped appreciating for about 2-3 years.
Construction regulatory environment: balance between growth and preservation of limited space
Preserving the natural beauty and cultural heritage of Ibiza is a priority for both local authorities and residents. Consequently, the building regulatory environment is carefully managed to balance growth with sustainable development while protecting the island’s unique ecosystem.
Strict regulations exist to protect Ibiza’s unique landscapes, while also ensuring that new construction aligns with the aesthetic appeal of the island. This commitment to maintaining the charm of the island and enhances the overall appeal of properties in Ibiza.
Limited land supply and strict building regulations contribute to a greater property shortage, creating a unique dynamic where supply struggles to keep pace with demand. With high demand from domestic and international buyers, it can be difficult to find properties in prime locations.
However, this scarcity has created a feeling of exclusivity and appeal around real estate in Ibiza. Furthermore, the reaction of developers to respond to this challenge has been to focus on high-quality projects that maximize space and offer innovative designs.
Although the volume of property listings may not be as extensive as other markets, the focus on quality ensures that buyers can find exceptional options tailored to their preferences.
Nationalities of owners and buyers: an increasingly diverse mix
The Ibiza property market has always attracted a diverse range of nationalities looking for a piece of paradise. In recent years, there has been an increasing influx of international buyers from various parts of the world.
Traditionally dominated by European buyers, especially those from countries such as Germany and the United Kingdom, the Ibiza buyer profile has become more cosmopolitan and diverse over time. In recent decades, we have observed that nationalities such as French, Italian, Belgian, Dutch, Scandinavian, American and even from the east have increased their presence in the island’s real estate market, contributing to further diversifying the proportion of different nationalities of buyers in the island. This diversity not only adds vitality to local communities but also ensures a healthy market with a wide range of perspectives and preferences.
A diverse real estate market: something for everyone
The Ibiza property market offers a wide range of properties to suit various preferences and budgets. From luxurious villas and apartments with stunning views to quaint townhouses in charming villages, there is something for everyone on the island. This diversity makes Ibiza an attractive destination for both permanent residents and investors looking for the holiday home of their dreams.
High rental yield: a lucrative investment
Property in Ibiza also presents a lucrative investment opportunity due to the potential for high rental returns. With one of the most popular tourism markets in the world, owners have the option of renting out their properties to tourists when they are not using them. The high demand for vacation rentals, combined with the luxury status of most properties on the island, can generate significant vacational rental income. We have even seen a growing trend in medium and long-term rental demand aswell, both in season and the rest of the year. Anything that is a rental for less than a month’s stay is considered a vacation rental and a tourist license is required. Properties must meet certain requirements (which we will explain in the next section) and all those that have a current license are considered an extra value to their sale price.
Conclusion
Looking ahead to 2025, Ibiza’s property market presents a tantalizing opportunity for buyers looking for a luxury destination with strong growth potential. Valuation trends in Ibiza continue to indicate rising prices, in the midst of a limited supply with high demand, which has its origin mainly in a increasingly diversified range of nationalities, a history of safe haven and an evolution of balance and sustainable growth. Without a doubt, Ibiza will continue to stand out as an object of desire for those looking to take part in one of the most sought-after places in the Mediterranean.
Vacation Rental License
A lucrative option is to offer your property as a tourist or vacation rental, ranging from a minimum stay of 3 days to a month. With the increasing popularity of short-term rentals, it is crucial to obtain a tourist rental license to ensure that you operate within the regulations set by local authorities.
For years, local authorities have been under pressure due to the problem of the lack and rising prices of housing on the island, therefore they have had to increasingly restrict vacation rentals, which is seen as one of the main causes of the problem and pursue with more means activities of this type that do so without a license. Only advertising properties that operate without a license on tourist offer channels can result in heavy fines and penalties.
A number of properties for sale already have licenses and are of two types: ET and ETV. ET licenses generally allow short-term rentals (up to three months per year), have less strict requirements, and owners can manage their rentals independently or through an agency. ETV licenses, on the other hand, allow for longer rental periods or year-round operations, require stricter regulations, professional management, and often require the property to meet higher standards, including environmental and accessibility commitments.
The following prerequisites must be met to obtain a tourist or holiday rental license in Ibiza:
1. Only independent properties can request them, that is, neither townhouses nor apartments can apply.
2. The property must have a valid certificate of occupancy (occupancy certificate) and must meet certain safety standards outlined by local authorities.
3. The property must be located within a designated tourist area.
4. The Property must not have previously violated vacation rental licensing laws.
5. The property must be at least five years old and have previously been used as a private residence.
6. The property must possess a relevant active energy certificate.
7. Note that inspections will be carried out at a later stage. Any inaccuracies or omissions found during these inspections may result in cancellation of registration and immediate suspension of vacation rental activity.
8. The next change in the Island Territorial Plan (PTI) restricts the number of eligible homes to only 1,000 on the entire island. From then on, only homes built before 1956 that meet specific conditions will qualify. The Plan also mentions the implementation of increased inspections and stricter penalties for renting without a license.
With all this, it is evident that having a valid tourist rental license has a substantial value that must be taken into account, since it allows the property to access the increasingly exclusive vacation rental market in Ibiza; a market that today is considered “luxury” by default and this is well reflected if a price comparison is made, for example, with other similar islands such as Mallorca or Menorca.
A5. Why go with an agent
Why is it a good idea to go with an estate agent in Ibiza?
The property market in Ibiza can often be a challenge without the guidance of a professional. In this section, we will explore the advantages of hiring the services of a competent real estate agent in Ibiza.
Extensive knowledge of the local market
The most obvious reason is that navigating the property market in Ibiza requires a deep understanding of its complexities and trends. A competent real estate agent has extensive knowledge of the local market that goes beyond what can be found through simple online research.
The real professionals in this sector are well versed in the different neighborhoods and areas of the island and can provide valuable information about the characteristics and suitability of each area based on your preferences. They understand which neighborhoods offer proximity to services and infrastructure tailored to their needs and lifestyle. Additionally, they stay up to date with developments that could affect property values and investment potential.
Expert negotiation skills
When it comes to buying property, negotiation skills are vital to getting the best deal. A skilled real estate agent has negotiation skills honed through years of experience in the industry. Understanding the local market dynamics gives them a comprehensive knowledge of property values, allowing them to negotiate on your behalf effectively.
Access to exclusive off-market properties
One of the important benefits of working with a well-established and reputable agent in Ibiza is that you often gain access to exclusive off-market properties. These are properties that are not openly posted online or advertised to the general public. Instead, they are discreetly offered to trusted agents who have established relationships within the local market.
By choosing an experienced and well-connected professional, you open yourself up to a world of hidden gems that would not otherwise be accessible. These off-market properties can often provide unique opportunities.
Access to trusted professionals
Buying property involves several additional services beyond simply finding the right home. These can include legal assistance, mortgage advice, property inspections and more. A professional real estate agent has a wide network of trusted professionals within their sphere of influence.
By utilizing their network, they can connect you with renowned lawyers, mortgage brokers, architects, contractors and other experts who specialize in serving clients within the Ibiza property market. This access to trusted professionals streamlines the property purchasing process and ensures that every aspect is diligently handled by qualified individuals.
Guidance throughout the entire process
Buying property is not simply a transaction; It is a complex process that requires careful attention to details. An experienced real estate agent will be your trusted guide throughout this journey, supporting you at every stage.
From understanding your specific requirements and conducting customized property searches to arranging viewings, negotiating offers, overseeing due diligence processes, and facilitating a smooth closing process, an experienced agent will be by your side from start to finish.
Understanding building regulations in Ibiza
Before thinking of renovating, modifying or extending your newly acquired property in Ibiza, it is important to understand local building regulations. These regulations exist to ensure structural integrity, safety and aesthetic continuity within the island’s unique environment. An agent with deep knowledge of local laws can guide you in advance through the rules and restrictions that could affect your renovation or expansion plans. This experience can prevent complications down the road and ensure your projects align with local standards and requirements, saving you time, money, and potential legal issues. This understanding of Ibiza building regulations is another invaluable asset of working with local experts in your property buying process.
In conclusion, working with a real estate agent is essential when looking for the house of your dreams in Ibiza. Their access to exclusive off-market properties, extensive knowledge of the local market, expert negotiation skills, network of trusted professionals, and guidance throughout the process are invaluable assets that can save you time, money, and unnecessary stress. When choosing a real estate agent in Ibiza, make sure you opt for a reputable professional who understands the complexities
B. THE SEARCH PROCESS
B1. Portals
What role do real estate portals play in Ibiza?
In general, property portals offer a wide range of properties and can be a useful resource for anyone looking to buy a property in Ibiza. However, it is important to note that not all properties are listed on these platforms, so it is always a good idea to work with a local agent who has access to a wider variety of properties and can provide personalized assistance during the purchasing process.
Make sure you take advantage of all the options available to find properties on the market. The agent you choose should have access to all types of properties for sale on the island, including those that are not published (also called “offmarket”).
It is recommended that you yourself visit the real estate portals to have an overview of the market. You can even ask your trusted agent to arrange a visit to properties you don’t have listed, for privacy reasons.
There are several real estate portals that are widely used for Ibiza, both by local and international buyers looking for properties on the island. However, the portals where you will find more properties in Ibiza right now in 2024 are the following two:
Due to its good positioning in Germany, it is also worth considering ImmoScout24 [Link >Ibiza]
B2. Know what you want
What type of house best suits your needs?
When you are about to start looking for a new home, it is important to take a moment and consider what type of property would be best suited for your needs and preferences. Additionally, you should jointly evaluate how much you can realistically afford in terms of a home, as well as how much financing you can obtain.
We all have a different idea of what constitutes the perfect property. To help us to make your wish list, write down your likes and dislikes, then pass this information on to your agent after your first visit. This information will be useful for both of you.
You can, for example, take notes in a notebook or your device with all the details that come to mind. You can create a “must have” list and a “nice to have” (non-essential) list to clarify priorities, or if you have questions about how to do it, simply ask for our notes. An example of common priorities would be:
Property type: Apartment, semi-detached house, independent house, etc.
Size: House and Land
Location: Area, neighborhood, surroundings, etc.
Views: Sea, countryside, mountains, height, etc.
Distance to all amenities and services
Distance to town or city: usually Ibiza City
Minimum number of bedrooms and bathrooms
Distribution: open-plan interiors or independence of rooms
Architectural style: modern, estate, classic, minimalist, etc.
Kitchen separate from the dining room
Private garden, land for orchard or fruit trees
Piscina, privada o comunitaria, etc.
Guest or employee house
This is a general list, but there are some requirements that are more personal, such as:
– Are you worried about interior space?
– Is gardening one of your hobbies?
– Do you need separate guest house due to your family’s needs?
Another option is to remodel an existing property, whether to take advantage of the opportunity of a lower price, invest in its potential or simply to modify it to your liking. However, it is crucial to consider the substantial amount of time, effort and money required for this transformation. We recommend carefully planning the expenses associated with renovating a property in Ibiza from the beginning and studying the case with a legal advisor. A competent and experienced real estate agent can give you an initial estimate of the remodeling costs, the legal status of the house and whether there is the possibility of expanding or even modifying anything. In any case, once you have identified a property of interest and it is certain that licenses can be obtained, it is recommended that the buyer visit the property with a builder to obtain a more accurate estimate.
Whenever questions arise, simply ask us, without obligation. We understand the importance of local knowledge when it comes to finding the right place to live. Whether it’s weather, traffic conditions, or amenities, we have the experience to guide you in your search for the perfect home. If you come across something you haven’t seen during visits with us, don’t hesitate to ask. Even if you are exploring on your own, we may be able to help you obtain the needed information.
And if you’re struggling to find a property that ticks all the boxes on your list, ask about our design and build service as we can also help you find the ideal land to build on.
The individual nature of the homes on the island makes accurate valuation an inexact science. Quoted prices are often the owner’s aspiration, rather than based on a proper evaluation of sales data. However, properties in Ibiza are generally worth what someone is willing to pay for them, so be prepared to negotiate.
B3. The areas of Ibiza
What distinguishes the different areas of Ibiza?
The island is divided into five municipalities, each with its own unique characteristics. In fact, it is common to hear among people who know Ibiza that each area is like a microcosm within a small island. However, the fact that Ibiza is quite mountainous expands the feeling of its real size.
With the following descriptions we want to describe a little the “character” of each subarea to give a good idea beforehand. That being said, we want to clarify that many of the zones are not mutually exclusive. We have observed that buyers have started looking in a very specific area and after a while have changed their preferences to another area on the other side of the island. Ibiza has many charming places and initial preferences are never final.
It is recommended to do your research and choose the most attractive locations yourself before viewing properties. Here is a brief summary of each municipality and some subzones, to further help you choose your preferred locations:
1. San Jose (Southwest / West / Northwest)
Sant Josep de Sa Talaia (its official name) covers the entire west of the island and is perhaps the most varied municipality, meaning that the culture, community and lifestyle vary greatly depending on the area. The territory of the municipality is mostly mountainous, and, therefore, offers spectacular landscapes and beautiful coasts, with beaches and cliffs with panoramic views.
The municipality also exhibits a diverse culture and style, ranging from authentic charm, a rich historical heritage, to popular party destinations frequented by high-profile celebrities like the beach of Playa den Bossa. Some notable beaches in the area include the natural park of Ses Salines and Es Cavallet, Cala Tarida, Cala Vadella, Cala Jondal, Cala Conta and Cala Bassa, and another notable natural park in Cala d’Hort, where the geological monument of the Es Vedrà islet is located. In addition, the region is made up of four charming villages: Sant Josep, Sant Jordi, Sant Agustí and Es Cubells.
Buyers interested in purchasing a property in San Jose often classify their preferences into three distinct sub-areas: The interior (The villages of Sant Josep, Sant Agustí or Benimussa), the west (Cala Tarida, Cala Molí, Cala Conta or Cala Vadella) or the south (Ses Salines, Cala Jondal, Es Cubells). There are also five gated communities, arranged here according to their size: Vista Alegre (Es Cubells), Cala Conta 33 (Cala Comte), Parques Cubells (Es Cubells), Sabina Estates (Cala Tarida) and White Angel (Cala Comte).
Properties in the south of San Jose tend to attract buyers looking for more modern villas close to Ibiza Town, popular beaches and popular spots. However, the west coast of San Jose, the small villages and their fincas are usually more sought after by families. Es Cubells and Porroig have been known for decades as being among the most high end areas of the island, and the coast between Cala Tarida and Cala Comte has become a high end area in recent years. If sunset views are a priority, you should consider the west coast from Cala d’Hort north to San Antonio Bay and the surrounding area towards north.
2. Santa Eulalia (Southeast / East / Northeast)
Located on the east coast and in the center of the island, the municipality of Santa Eulària des Riu, by its official name, is known for being the favorite of family tourism and couples looking for tranquility on their vacations. It stands out for its beautiful beaches, a very picturesque countryside and a great gastronomic variety. Although these are qualities that also appear in other municipalities on the island, the main difference that makes Santa Eulalia stand out is that for decades it has followed a policy in contrast to partying, nightclubs and mass tourism, which has resulted in a type of public that provides a particular atmosphere of tranquility and relaxation.
Santa Eulalia consists of a small town (or a large village) that bears the same name, with a marina and atmosphere throughout the year, and three more villages with a lot of charm and a great gastronomic variety: Santa Gertrudis, Sant Carles and Jesus. Santa Eulalia also offers historical heritage, such as Puig de Misa and the village churches, and alternative culture, such as the two hippie markets on the island: Las Dalias and Es Canar. The most notable beaches in the municipality are Aigües Blanques, Es Figueral, Cala Nova and several coves on the picturesque northeast coast, from the town of Santa Eulalia to Es Canar.
The municipality is culturally diverse and attracts local and international residents. Lifestyle in Santa Eulalia offers opportunities for families, couples and high profile tastes. Buyers interested in purchasing a property in Santa Eularia often classify their preferences into five distinct sub-areas: Santa Eulalia Town (and Siesta), northeast coast (Sargamassa, Cala Martina, Cala Llenya, Es Canar), east coast (Cala Llonga, Roca Llisa), the interior (Santa Gertrudis, Sant Carles, Morna Valley) and proximity to Ibiza Town (Jesus, Talamanca, Can Pep Simó, Cap Martinet, Can Furnet). There are also five gated communities, listed here according to their size: Roca Llisa (east coast), Can Furnet (Jesus), Can Rimbau (Jesus), Es Pouet (Talamanca) and White Angel (Talamanca).
The type of buyer who is interested in properties in the interior of the municipality usually comes from a special enthusiasm for the character of the island’s iconic countryside, its tranquility, and additionally the proximity to the unique beaches, the hippie culture, the gastronomic offer or simply being away from the hustle and bustle of the other side of Ibiza. This type of buyer is not usually limited to the interior of Santa Eulalia only, but also considers the municipality of Sant Joan, since it is geographically close and shares many of the characteristics in the rural and bohemian atmosphere of Ibiza. A second group searches for proximity or direct views of the sea, and in turn searches in areas near the coast and in an environment with neighbors, which includes Santa Eulalia town, Siesta, Cala Llonga (east coast), Cala Llenya (northeast coast) and the urbanization of Roca Llisa. There is a third profile that also looks for the coast, but does not look for neighbors but for privacy and a larger plot of land, in which case it will prefer sub-areas such as the northeast coast and some parts of the east coast. Finally, there is another type of buyer who has a preference for proximity to Ibiza City and will look in areas such as Jesús, Talamanca or the developments of Can Furnet and Can Rimbau.
3. San Juan (North / Northeast)
The municipality of Sant Joan de Labritja, by its official name, is located in the northernmost part of the island and is the least populated municipality by far. Its extensive mountain ranges, agricultural valleys, extensive forests and small towns together show a municipality with a rustic character, wild nature and a varied coast between cliffs, hidden coves and few larger beaches. In San Juan, visitors will find nature excursions, impressive landscapes and panoramic views, both inland and on the coast.
The municipality’s culture and lifestyle attracts both locals and an international audience, often associated with a relaxed, bohemian atmosphere that feels like a world of its own, separate from the rest of the island. San Juan has four traditional towns (San Miguel, San Vicente, San Lorenzo and San Juan) and an urbanized and tourist area in Portinatx.
Buyers interested in a property in San Juan often classify their preferences into four distinct sub-areas: The interior of the island (San Lorenzo, San Miguel, San Juan and surrounding areas), the northern coast (Puerto de San Miguel, Benirrás, Portinatx), the mountains of Morna and San Vicente. There is no gated community in the municipality of San Juan, the most similar would perhaps be the neighborhoods of Portinatx and Cala San Vicente.
The type of buyer who is interested in properties in the interior of the municipality of San Juan is similar to the character of the interior of the municipality of Santa Eulalia; perhaps with the difference that the distance to an urban center matters less to them. In the case of interest in the northern coast, it is probably a preference for panoramic sea views, as occurs in Na Xamena, with cliffs more than 100m high and that mark the character of almost the entire stretch of the north coast. The mountains of Morna, San Vicente and Cala San Vicente, are the most isolated and least developed areas of the entire island, therefore they attract a type of people who enjoy tranquility, wild nature and do not need proximity to the urban center but more the opposite of that.
4. San Antonio (North/Northwest)
The municipality of Sant Antoni de Portmany is famous for its sunsets, its beaches, its vibrant nightlife and the great influx of tourism. The beauty that permeated the region was captivating and was highly sought after by the first tourists in the 1960s. However, the lack of conscious regulation in the 60s/70s reveals a certain overexploitation and malpractice in its urban development. Along almost the entire stretch of coast there are buildings from a time when occupation was rewarded rather than avoiding the visual impact on the natural environment. However, when you move a little away from the city, you will find very charming places, coves, mountains and the most charming rustic areas of the island.
The culture and lifestyle of the municipality shows a contrast between the bay and everything outside of it. For at least five decades, the urban area and the bay of San Antonio have been oriented towards mass tourism, mainly young and low-budget, attracted by partying and fun. However, in this last decade, San Antonio has suffered an identity crisis: while large hotels and tour operators continued to base their business model on the previous standard, initiatives have emerged from municipal politics and some businessmen to take another course, to elevate the level and nature of tourism. Although it cannot be said that they have yet been completely successful in their initiative, green shoots of change are beginning to be seen thanks to certain public works, new gastronomic and hotel offers by mainly young entrepreneurs, attracted by the lower land prices of the island.
As for the rest of the territory outside the bay, the character tends to be almost the opposite, with some of the enclaves being the quietest, most isolated and most rural in all of Ibiza. Sant Antoni de Portmany has three traditional towns with a lot of charm: Santa Inés, San Mateo and San Rafael.
Buyers interested in a property in San Antonio often classify their preferences into three distinct sub-areas: The coast north of San Antonio (Can Germà, Cala Salada and Punta Galera, all with direct access to the sunsets and the sea), the mountains of the north coast (the stretch of coast that goes from the north of San Antonio to Santa Inés) and the entire interior of the municipality (all the rural areas of Santa Inés, San Mateo and San Rafael). There is no gated community in the municipality of San Antonio, the most similar would perhaps be the neighborhoods of Can Germà and Punta Galera, both in the same area.
The type of buyer who is interested in coastal properties north of San Antonio has a predilection for ocean views, sunsets and proximity to the city. This is followed by the mountains of the north coast to Santa Inés, which is proposed for a client profile looking for isolated villas, with a lot of land, a private road, privacy and, in most cases, spectacular views. Regarding the interior of the municipality, it can be said that it is the same profile as in the two previous municipalities, with a special attraction for the rustic atmosphere of Ibiza. Perhaps it is worth mentioning that these properties, as they get closer to San Antonio, have a tendency to be cheaper than in rural areas like Santa Eulalia, but it will always depend on many other factors, such as tranquility and proximity to a highway with traffic, for example.
5. Ibiza Town – Eivissa (South)
Eivissa, by its official name, does not seem like a large city by population (around 80,000 inhabitants throughout the year), but without a doubt it is a vibrant city and that is becoming increasingly more so. Over the decades it has attracted a more cosmopolitan group of people that has come to stay all year round, opening local businesses and enriching the place even outside of the high season. It is a dynamic city, but at the same time offers the tranquility of a small town in certain areas, especially in the old town, the citadel of Dalt Vila.
The old town, which is divided into Dalt Vila, the large walled citadel, designated as a UNESCO World Heritage Site, and the vibrant old port. The latest public developments there and on Passeig de Vara de Rey have created a mainly pedestrian center and have undoubtedly beautified the entire place. In addition to its rich cultural heritage, Ibiza has two popular beaches, Talamanca and Figueretas within walking distance of the center. A little further along the stretch of coast is the Paseo Maritimo, with an ample long reaching promenade, famous for its collection of luxurious apartments, the marinas and the nightlife of clubs and high-end gastronomic offerings.
The profile that is interested in Ibiza Town undoubtedly seeks the urban environment and is mainly differentiated by an interest in the charm of the old town or, on the other hand, by the modern and luxurious Paseo Maritimo, which also offers proximity to the beach of Talamanca, the marinas and the frontal views of Dalt Vila. Within the old town, there is an audience that specifically seeks to live within the citadel of Dalt Vila and another that seeks it outside, such as the port or the center. It can be said that the port of Ibiza has its own character due to its particular atmosphere.
B4. Get most out of your viewings
Viewing properties is an exciting experience, but it is also an important decision that must be approached with care and attention to detail. Here are some tips on how to make the most of viewing a home to buy:
1. Prepare in advance: Before visiting a property, be sure to do your research and prepare a list of questions to ask your real estate agent or the seller, if he/she is present during the visit. Additionally, you should have a clear idea of your budget, so you can focus on properties that meet your needs.
2. Take your time: When viewing a property, take your time and explore every room and corner. Try to imagine yourself living in that space and think about how it would fit into your lifestyle. If possible, visit the property more than once at different times of the day to get a better idea of the lighting, noise level, and surrounding area.
Asking questions is easier when you are there and if you need an explanation, you can see it while you are there. Don’t be afraid to ask.
Some examples of questions that are usually asked of the owner or his representative:
-Reason for sale: Ask why the current owners are selling the property. Understanding their motivations can provide useful context.
-The property’s history: Find out about any renovations, repairs or updates made to the property. Knowing when they were completed can give you an idea of possible future maintenance requirements.
-Area information: ask about community services, distance to shopping areas, schools, beaches and other options that may interest you. Gathering information about the area will help you imagine what it would be like to live there.
3. Look beyond the decor: Try to look beyond the decor and furnishings of the property. Instead, focus on the basics of the property, such as layout, natural light, and overall condition.
Some more specific examples:
-Good air circulation is essential to maintain a pleasant living environment.
-Look for potential problems, such as leaks, cracks or moisture, and ask the seller or agent about any renovations and/or repairs that have been made to the property. Ceiling cracks or wet spots could mean a problem that needs to be resolved or it could simply be condensation or poor decorating, both of which can be easily remedied.
-Consider whether the kitchen layout suits your culinary needs. Kitchens and bathrooms are often the most expensive to renovate, so take the time to look them over carefully.
-You can also check the exterior of the house by walking around the building and the boundary walls. Find out where the sun rises and sets. If the yard has a pool or spa, check the pumps/plumbing.
-Outdoor seating areas can expand your living space and provide a quiet place to enjoy the fresh air, especially in favorable climates like Ibiza. If the property has a patio or garden, evaluate its size and maintenance requirements. Consider whether it suits your lifestyle or gardening ambitions.
4. Explore the surrounding area: be sure to explore the surrounding area, including the neighbourhood, amenities and transport links. Think about how the location would fit your lifestyle and consider factors such as commute times, school districts, and local attractions.
5. Take notes: During the visit, take notes and, if the property allows, photographs so you can refer to them later. This can help you compare properties and make an informed decision.
At the end of your visits we will list the properties seen along with their details and price. Its very useful to letting us know what you like and don’t like or if you’ve re-evaluated your original requirements. It will help us evaluate your tastes more precisely, which will allow us to offer you a product that is more tailored to your preferences. There may be other houses or apartments within our portfolio that better suit your needs and we will inform you of new interesting products that enter the market.
By considering factors such as location, structural integrity, natural lighting, storage space, outdoor areas, and asking relevant questions during viewings, you will be well equipped to make an informed decision when purchasing. Remember that each property is unique – finding one that fits your needs and preferences may take time, but it is worth the effort.
B5. Negotiation
Once you have identified a property you are interested in, the following steps follow:
Make an Offer
Your agent will help you decide how much money you want to offer for the home, along with any terms you want to request. Your agent will then present the offer to the seller; the seller will accept his offer or issue a counteroffer. Then you can accept or continue going back and forth until you reach an agreement or decide to leave it.
Also, think ahead: It’s easy to get ambushed by higher or unexpected utility costs, property taxes, or neighborhood association fees… You can request the last 12 months of water and energy bills to have an idea of the average monthly or annual disbursement.
If you reach an agreement, the parties will sign a pre-contract with a deposit, usually 10% of the agreed price.
Home Inspection & Legal Checks
At this stage of the transaction, whether you are in the middle of the negotiation process or if the seller has communicated acceptance of your offer, you can make certain checks before moving on to the next step (which is usually signing a pre-agreement or reservation contract).
Get a home inspection
If you wish, you can request a home inspection by an engineer, architect or builder. Even if the home you plan to purchase appears to be immaculate, it is recommendable to have a trained professional inspect your potential new home for quality, safety and overall condition. If the home inspection reveals serious defects that the seller did not disclose, you will generally be able to rescind your offer and get your deposit back or negotiate for the seller to make repairs or discount the sales price are other options if you find yourself in this situation.
Essential legal checks before buying a house:
To protect your investment and ensure a smooth transition to home ownership, it is essential to carry out thorough legal checks before signing on the dotted line. This is where a lawyer or a gestoria is helpful.
Your lawyer is usually cheking the following:
-Verification of property title: review of the title of the property to confirm that the seller actually has the right to sell the property and that there are no mortgages or liens outstanding against it.
-Check building permits and licenses: evaluation of all building permits and approvals to see if all existing structures on the property have been made in compliance with local building codes and regulations. This includes renovations, additions or any other modifications made to the house. This step can save you from potential legal problems or costly repairs in the future.
-Zoning restrictions: zoning laws regulate how land can be used within a particular area, such as residential, commercial, or mixed-use. The zoning regulations for your desired property will be researched to ensure they fit your intended use. For example, if you plan to establish a home-based business or build an additional structure on the premises. Consulting with local planning authorities or zoning experts can provide clarity on any potential limitations or future development possibilities.
-Check the rules and regulations of the Homeowners Association: in the case of purchasing a property within a planned community or a condominium complex (neighborhood community or gated community), governed by a homeowners association, be familiar with its rules and regulations, through which specific guidelines are imposed that the Residents must comply with regards to property maintenance, exterior modifications, noise restrictions and more. Additionally, the bylaws will be reviewed to inform you about your expectations and ensure they align with your lifestyle preferences. Additionally, knowing any associated fees or assessments required will avoid unexpected financial obligations after moving into your new home.
Close or move on
At this stage of the home buying process, you’re ready to decide if this is the place for you or if it’s time to move on and look at other homes.
If you can reach an agreement with the seller and the inspection did not reveal any major problems, you should be ready to close the deal. Closing basically involves signing a variety of documents in a very short period of time and hoping that nothing falls through at the last minute.
The following you will need to deal with and pay for in the final stages of your purchase may include having the home appraised if you need a mortgage (bank’s require this and instruct their own appraisal firms).
C. THE BUYING PROCESS
Once the ideal property in Ibiza has been chosen, how is the purchase process carried out?
The process of buying a property can be basically divided into three phases: reservation contract or pre-agreement, due diligence and finally the deed of sale.
C1. Standby and pre-settlement contracts
The phases and contracts of the process of buying a property in Ibiza
Once you have decided on a property and have reached a pre-agreement on price and conditions with the seller, the buying process begins.
Basically, in a nutshell, it is about reserving the property for a period of time so that the buyer can do due diligence (check that everything is in order) in exchange for some guarantees for both parties.
* Before making a pre-agreement or reservation, it is essential to see the simple note (in Sp.: nota simple) of the property, since the most relevant information is described there: owner, characteristics, dimensions and encumbrances. Even so, due diligence allows to go deeper and confirm that the information in the simple note is 100% correct, as it is not always up to date and/or omits details that may be important, as we will see below.
Earnest money contract and private purchase contract
The first contract you are likely to encounter as part of the process of buying your property is some form of earnest money contract or private purchase contract, backed by a deposit or legal liabilities or both.
In other words, this contract serves as a contractual agreement between the buyer and seller to reserve the property exclusively for a specific period in order to do due diligence, to check that everything is in order as agreed between both parties, before taking the final step which is the title deed, i.e. the final transfer of the property.
The main objective of this contract is to assure both parties that the process of the purchase and sale is started in a serious way, with legal or economic assurances that both parties would have the right to claim in case of non-compliance with what has been agreed.
The earnest money contract normally requires the payment of a deposit by the buyer (usually 10% of the total purchase amount) to secure his interest in the property. This amount can be transferred to the seller or an intermediate party, such as your lawyer or a notary, depending on how it is agreed between the two parties.
These contracts set out specific terms such as:
-Purchase Price: The price agreed to acquire the property.
-Payment terms: Details of deposits, payment schedules and penalties for late payments.
-Completion Date: The date set for completing the purchase and transferring the property.
-Property details: Full description, including size, location, amenities and associated rights or restrictions.
-Liabilities and Warranties: Clauses specifying liabilities, existing debts and warranties on the condition of the property.
-Provisions for non-compliance: Consequences of non-compliance, including financial penalties and dispute resolution mechanisms.
-Other agreements: Any additional conditions agreed between buyer and seller.
* Make sure all terms are clearly defined to avoid misunderstandings or future disputes.
There are two main types of reservation contract:
1.1 Private purchase contract
You can choose to sign a private purchase contract (PPC) directly, where the seller agrees to deliver the property and the buyer agrees to pay a certain price for it. The buyer can pay the seller an agreed amount after signing this contract, usually 10%, as a down payment, good faith deposit or guarantee.
Once the agreement is signed, both parties are obliged to honour it on the agreed terms and conditions. Breach by either party entitles the other to demand performance of the contract or its unilateral termination, with the right to damages.
1.2 Deposit contract / purchase option
The most common private contract with payment of a deposit is known as a ‘deposit contract‘ or ‘purchase option contract‘. In this, a partial amount (usually 10%) is given as a deposit. The terms of the contract state that if the buyer withdraws, the seller may retain the deposit. However, if the seller withdraws, the buyer is entitled to receive double the deposit paid.
The main difference with the private purchase contract is that the deposit contract or purchase option gives comparatively more freedom to both parties, as there is the possibility to withdraw from the purchase with a financial penalty but without legal consequences. It can be said to be a more “flexible” binding contract for both parties.
C2. Due diligence
What is due diligence and what is it for?
After signing the pre-agreement, it is time to make the necessary checks. It is necessary to verify that what the seller says coincides with reality, both in the legal situation of the house, the administrative or economic burdens, as well as in the conditions of the construction. These verifications can vary according to the priorities of each one.
The due diligence phase is fundamental and involves a thorough investigation of several key aspects related to the property, including a thorough legal review and a detailed assessment of its current status. While due diligence is not a contract in itself, it is an integral part of the purchase process that can help identify and mitigate any potential issues or risks associated with the subject property. By investing the necessary time and resources at this stage, buyers can make an informed decision with greater confidence, allowing them to avoid unpleasant surprises and ensure a smooth and successful transaction.
* Check the title deeds: If you have not already done so, now is the time for the seller to provide the buyer with a copy of the title deeds so that his lawyer can confirm the correct description of the property. The deeds contain details such as the amount of land, boundaries, built-up area, internal divisions, external areas and other highlights of the property.
For a proper due diligence, consider exploring:
2.1 Review the property documentation
What aspects of the property should be reviewed for due diligence?
Your lawyer will play a vital role at this stage by examining various legal documents relating to the property. These may include:
-Title deed: The title deed provides proof of ownership and contains essential information about the property, including its boundaries and any recorded restrictions or encumbrances.
-Land registry: Your lawyer will search the local land registry to verify that all necessary records are in order. This search helps to uncover potential problems or discrepancies relating to existing property rights or mortgages on the property.
-Cadastral registration: Unlike the land registry, the cadastre records the dimensions, location and classification of the property. It displays information such as maps, plans and some aerial photographs. For example, your lawyer may be able to identify if the cadastre shows discrepancies between the property documents and the deeds.
-Newly built properties: If the property has been built within the last five or six years, make sure that both the certificate of completion (certificado de final de obra) and the licence of first occupation (licencia de primera ocupación) have been obtained. These documents guarantee that the construction has been carried out legally and with all the corresponding permits.
-Urban properties: if it is an urban property, it is important to understand the urban planning regulations and zoning restrictions specific to your area, i.e. information should be consulted with the town planning department. Your lawyer should inspect the town council’s urban plan detailing what can and cannot be built around the property, and ensure that there are no future developments or road extensions planned that could affect your investment.
-Rural properties: If you are dealing with a rural property, it is essential that your lawyer carry out a thorough investigation of the different easements associated with this type of property. You should pay attention to such things as road easements, view easements, hunting rights, and even the right to draw water from private wells or streams that run through your property.
-Properties on the coast: If the property is less than 500 metres from the coast, it is necessary for your lawyer to verify that the property does not infringe the Coastal Law.
-Irregular extensions: There are frequent cases of irregular documentation on properties in Ibiza. Your real estate agent should inform you in advance about the legal situation of the property, but a lawyer is needed to help you confirm the situation before you buy. It is recommended to seek advice from a specialised lawyer or a gestoría.
2.2 Construction inspection
If you have not done so during the negotiation phase, now may be the time to carry out a building survey. Hiring a professional surveyor can provide valuable information about the physical condition of the property. Examples include inspecting the structure, plumbing, electrical systems and general condition of the building. This survey will help assess its structural integrity and highlight any existing defects or areas that require attention. This information can be crucial in identifying potential structural problems or needed repairs, allowing you to make an informed decision on the value of the property, future maintenance costs and negotiate final terms with the seller.
2.3 Financial evaluation
Conducting a financial check involves reviewing documentation related to expenses such as community fees, utility bills and local taxes associated with the property. It is essential to ensure that there are no outstanding debts or liabilities associated with the property before finalising the purchase.
Some important aspects to consider:
-Taxes paid: it is important to check that you are up to date with your municipal tax payments, such as Property Tax (IBI).
-Checking that the property is free of debts, charges and liens: this is crucial, as in Spain debts are held against the property, not the seller. This means that any liens or encumbrances on the property are transferred to the new owner.
-Check for tax retentions: your lawyer should check the background of the property, such as the number of owners in the last 4 years and whether any were non-resident. If there has been a change of non-resident ownership, you will need to check that the 5% withholding tax was paid to the authorities. If the property has not changed hands in the last 4 years and 1 month, there will be nothing to check.
-Advance succession planning: Property can be registered in different forms, such as in the name of a single person, a couple or joint purchasers, or a company. Before registering, it is important to consider the tax and inheritance consequences.
-Furniture: When the property is sold including furniture of any value, it is important to request a signed inventory detailing these items.
-Bills: It is advisable to verify that all utility bills are current. This includes water, gas, electricity and telephone. To do this, it is suggested to obtain copies of the most recent receipts provided by the seller.
2.4 Mortgage Contract
If you are financing the purchase of your property through a mortgage, you will need to sign a mortgage contract. This contract outlines the terms and conditions agreed between you and the bank providing the mortgage. Key aspects normally covered in this agreement include:
-Loan amount: the total amount being borrowed to finance the purchase of the property.
-Interest rate: The agreed interest rate for the loan, which determines the cost of the loan.
-Payment terms: details on payment schedules, instalment amounts and applicable penalties or fees.
-Insurance requirements: Specifics on the insurance coverage required by the lender to protect its investment.
-Default provisions: Consequences and actions that can be taken in the event of default or non-payment of the loan.
Be sure to carefully review all the terms of the mortgage contract to understand your financial obligations and rights as a borrower.
C3. The Deed of Sale
3.1 Signature at the notary
The Escritura de Compraventa, also known as Escritura Publica, is the final contract that officially transfers ownership from the seller to you as the buyer. In Spain, this contract is signed before a notary public and requires the presence of both parties (or their legal representatives) for its execution.
The key elements included in this deed are:
-Identification details of the buyer and seller
-Description of the property and registration information
-Confirmation of the purchase price
-Payment details, including any outstanding balance settled during the signing
-Statements by both parties of their legal capacity to enter into this transaction
Once signed, this contract is registered with the Spanish Land Registry, officially documenting your ownership of the property.
* Buying from a non-resident (3% withholding)
If you buy your Ibiza property from a person who is not a tax resident in Spain, you must withhold 3% of the purchase price and pay it to the Spanish Tax Agency within 30 days of the transaction. The payment, a kind of deposit, is a “guarantee” against the seller’s attempt to avoid paying capital gains and other taxes. As long as you pay it to the Hacienda within 30 days, the capital gains tax (CGT) cannot be reclaimed from you even if the seller’s debt is more than the 3% withheld.
If you, as the buyer, do not withhold and pay the 3%, you will have to pay capital gains tax on the sale and could be fined.
A resident must have a certificate proving tax residency in Spain. Check with your gestoría or lawyer whether you are buying from a resident or not. Most of the time your gestoría will check this before the notary appointment and inform you of this.
3.2 Procedures after the signing of the title deed
After the signing of the public deed before the notary, the acquisition of the property by the buyer becomes official. There are now certain post-writing steps to be taken in order to anchor everything, which are as follows:
1. Change of ownership in the Land Registry
After the signing, the notary will immediately send an electronic copy to register the deed in the Land Registry in the name of the buyer. The land registry will open a filing entry that is valid for 60 days. This obliges the buyer (through a gestoría, for convenience) to register the property in his name, with the same encumbrances existing at the time of signing.
2. Pay the taxes
In the case of the purchase of a second-hand property, the buyer must pay the Transfer Tax (ITP). On the other hand, in the case of the purchase of a newly constructed plot of land or building, the buyer will have to pay Value Added Tax (VAT) as well as Stamp Duty (Impuesto sobre Actos Jurídicos Documentados). Both are explained in the first section of the guide.
3. Notifying the town hall
The buyer must notify the town hall of the transfer of the property by presenting a copy of the title deed (normally this is done at the notary’s office, electronically) and, *if the property is on urban land, the capital gains tax must be paid. This is a relatively very low tax that must be paid by the seller, but in case of non-payment the debt remains with the property. Here the buyer only has to bear in mind that either the seller presents a receipt that this tax has been paid, or, alternatively, a reduction is applied to the sale price to compensate for this amount and is paid by the buyer.
Final steps after acquiring the property
Once the tax and registration payments for the property have been settled, it is beneficial to carry out a few simple final steps:
• Register the property’s utilities or change them to your name: electricity, water, gas, telephone, internet. If it is a newly-built property, make sure that when the keys are handed over, you also receive the bills for contracting electricity, water and gas.
• Keep copies of the deeds and mortgage, it is important that these documents are always at your disposal and in a safe place.
• Keep all the documents, invoices and guarantee receipts that have to do with the purchase, as they may be needed if you decide to sell the property.
• Present yourself to the president or administrator of the community so that they can identify you as the new owner.
• You can check the ownership in the land registry, by means of a letter confirming the change.
D. AFTER ACQUIRING THE PROPERTY
What to consider after buying a property in Ibiza?
If you are a first time buyer, you will be interested to know some of the responsibilities that come with a property in Ibiza. To finish this guide in a complete way, we will explain the most essential aspects to take into account after buying a house in Ibiza.
D1. Property taxes and costs
What taxes and expenses are there when owning a property in Ibiza?
While owning a piece of this beautiful island brings a good deal of joy and excitement, it is important to understand the financial obligations. This article looks at the taxes associated with owning property in Ibiza, both for residents and non-residents. A thorough understanding of these taxes will enable you to deal with your financial responsibilities diligently.
Annual costs
1. Annual Property Tax (IBI)
The Property Tax (IBI – Impuesto de Bienes Inmuebles) is a tax that affects all property owners, regardless of whether they are residents or non-residents. In order to calculate this tax, the cadastral value of the property is used as the taxable base, which is determined by the town hall of the corresponding municipality. It is important to note that this cadastral value is generally significantly lower than the real market value of the property.
The IBI rate varies between 0.3% and 1.1% of the cadastral value. This variation depends on two main factors: first, whether the property is located on rural or urban land, and second, the municipality in which it is located. Each municipality has the power to set its own rates within this range, which explains the differences that may exist between different localities.
2. Wealth tax
If you own real estate in Spain, whether you are a resident or non-resident, you may also be subject to Wealth Tax.
Spanish tax legislation is very regionalised, so wealth tax rates vary from one autonomous community to another.
* As the tax situation is constantly changing, we recommend that you consult a tax advisor or lawyer to get all the information at first hand.
3. Non-Residents Income Tax
If you are a non-resident property owner in Ibiza and you generate rental income from your property, you will also need to consider Non-Resident Income Tax (IRNR). This tax applies to rental income earned by non-residents in Spain.
The tax rate applicable to non-residents is usually 19% of the net rental income received. However, it is essential to bear in mind that this rate may vary depending on the double taxation agreements between Spain and your country of residence.
4. Community fees
If your property is part of a community or residential complex with shared amenities or services, such as a swimming pool or security, you may have to pay monthly or annual community fees. These fees contribute to the maintenance and upkeep of the common areas.
D2. Typical maintenance costs
What kind of maintenance costs are to be expected in Ibiza?
Owning a property in Ibiza comes with ongoing maintenance costs that are important to consider. While these costs can vary depending on the size and condition of your property, here are some common expenses to anticipate:
Property insurance
Protecting your investment is crucial, so it is recommended that you have property insurance to cover possible damage caused by natural disasters, theft or accidents. The cost of insurance will depend on factors such as the value of your property and its location.
Utilities
Don’t forget to budget for utilities such as electricity, water and gas. It is advisable to set up automatic payment plans for these services to ensure timely payments.
Maintenance and Repairs
Regular maintenance is essential to keep your property in good condition. This includes routine tasks such as cleaning, gardening and pest control. In addition, unexpected repairs may arise from time to time, so it is advisable to have a contingency fund for such situations.
Property management fees
If you do not live in Ibiza on a permanent basis or prefer not to take care of the day-to-day management of your property yourself, you might consider hiring a property management company. Their services may include key holding, rental management (if applicable), regular inspections and arranging any necessary repairs. Please note that there is a cost for these services.
To conclude, buying a property is a crucial step that requires a clear definition of personal needs and priorities. This will allow you to effectively filter the options available in the Ibiza property market. It is useful to thoroughly research the market, know the current prices and the various factors that influence the value of properties. Visiting and carefully examining each option is essential in order to make a decision. In addition, financing alternatives should be explored and a realistic and well-defined budget should be maintained. Having the advice of industry experts can also make a difference and greatly increase the chances of finding the ideal property.
Buying a home represents a major investment and a significant step. With careful planning and the right support, your chances of success will be greatly increased. At Kelosa, we are here to answer any questions you may have, and we hope this guide has been helpful.
Elmyr de Hory is considered by many to be the most talented and successful art forger in the world. Striving for a career as an artist, with some misfortune, he realized along the way that he had an exceptional gift for imitating the styles of the great modernist masters. However, these forgeries, which passed unnoticed for decades by many art experts, were just one more branch of a mysterious existence steeped in deception.
Early life.
After contrasting the information with research and testimonies, today it is known that Elmyr was born in 1906, as Elemér Hoffmann in Budapest, Hungary. He began his formal art training at theNagybánya Artist’s Colonyat the age of 16, and continued at the Akademie Heinmann art school in Munich. In 1926 he moved to Paris and enrolled at the Académie la Grande Chaumière, where he studied with Fernand Léger.
As for his family, Elmyr always said that his father was a Catholic christian and a diplomat, belonging to the aristocracy; but the Budapest registry list him as a Jewish handicraft merchant. He also said that the Nazis murdered his family, but according to the testimony of Mark Forgy, his personal assistant-apprentice for more than a decade in Ibiza, Elmyr was visited several times by an alleged cousin of his, who in the end turned out to be his brother. The fact that he was persecuted by Nazism, being Jewish and homosexual, was possibly the catalyst for creating false identities, and perhaps finds its origin in the need to take care of his image and obscure his trail to save his life. In any case, what is supposed to be known about his identity may still be open to another “plot twist” in the future.
Elmyr De Hory tended to create his alter ego of an aristocratic origin, who had been through recent episodes of misfortune and felt compelled to sell his possessions to finance his high standard of living. According to Elmyr, the portrait he owned of him and his brother was made by the famous Hungarian portraitist Philip de László. However, when in 2010 Mark Forgy, as the sole heir to all of Elmyr’s paintings, exhibited this same portrait the De László Trust declared that the work was certainly not painted by the esteemed portraitist, but simply another of Elmyr’s forgeries. The fact that De Hory forged a double childhood portrait of himself and his brother in sailor suits (a brother who, according to him, was no longer alive …), signed on behalf of an artist who at that time only portrayed the elite of the European plutocracy, seemed be a link to validate all the lies about his origin.
By the time the young Elemér finished his art studies in 1928, his style of figurative painting became obsolete as new avant-garde trends emerged such as Fauvism, Expressionism and Cubism. This harsh reality and the economic shockwaves of the Great Depression clouded any prospect that he could make a living from his art.
Elemér Hoffmann, 1937
Police files in Geneva, Switzerland, indicate misdemeanor charges and arrests between the late 1920s and the 1930s. During this period, he was convicted ten times in five European cities for crimes including check fraud, document forgery and false claim to an aristocratic title. This indicates that his skill at artifice had its origin in financial fraud, probably driven by an inability to live within his lifestyle of high means.
At the outbreak of World War II, de Hory returned to Hungary. He soon ended up in a Transylvanian prison in the Carpathians for political dissidents; due to having been involved with a British journalist and suspected spy. Although he was later released during the war, only a year later, it is assumed that he ended up in a German concentration camp for being Jewish and homosexual. However, this story has never been confirmed. Edith Tenner, the widow of Elmyr’s maternal cousin and his only surviving relative, suggested that the forger may have spent the war in Spain. Other close sources say that he escaped from the hospital of a German prison and then later emigrated to Hungary.
The bon vivant forger.
Arriving in Paris after the war, once again De Hory had initially little success in making a living from his art. Instead, he realized his astonishing talent for copying styles from prominent painters. His career is supposed to have started when he managed to sell a pen and ink drawing to a British woman as an original Picasso. Having lived through repeated unsuccessful attempts to ignite his own career, Elmyr focused on his talent for imitation, selling his replicas to renowned galleries in Paris pretending to be the displaced Hungarian aristocrat selling his family’s art collection.
Elmyr l’aristocrate
For a time, he focused on counterfeiting works on paper, as the correct paper was easier to obtain and these works could go unnoticed more easily since many of the artists he forged, such as Picasso and Matisse, were still alive and they could realize a new painting on canvas. This “flying under the radar” technique of doing only minor works even led him to produce fake lithographs.
De Hory avoided using any type of pigment on paper until 1949, when he began adding gouache and watercolor to his ink drawings; solving the added complication of color with bulb-assisted drying and aging the paper with some tea brushing.
When producing works on canvas, Elmyr used to buy 19th century works at flea markets and scrape them, aware of how forensic examinations of the mediums were produced. To artificially age the works, he used two widely available commercial varnishes: Vernis à craqueleur, a varnish that produced rapid cracking, and Vernis à vieillir, which imparts a tinge of golden aging.
In 1947 Elmyr moved to New York. Later that year, he was able to find a correct stretcher on a vintage canvas, tested his first Modigliani painting, and baked it in the oven to dry the oil paint. Even so, the oil took two months to dry, but the resulting one was easily sold to the Niveau Gallery in New York. Soon after, he would expand his repertoire of forgeries to include works by Matisse and Renoir as well, but throughout his career he concentrated largely on Modigliani – since he was an artist with a very short life, his works rare and object of desire by many. From that point, Elmyr began to create an illusory world around himself that gave his art and himself the appearance of authenticity. This brought him friends, clients, and acceptance. To avoid suspicion, he had started signing the works under many pseudonyms: Joseph Dory, Joseph Dory-Boutin, Louis Cassou, Elmyr Herzog, Elmyr Hoffman, and E. Raynal are some of them.
Elmyr De Hory in studio, 1961
In 1960, De Hory struck a trade deal with two art dealers, Fernand Legros and Real Lessard, who devised many of the most brilliant and insidious tactics to corrupt the epistemological mechanisms that govern the art market.
Above all, Legros and Lessard recognized the importance of hiring art experts who could “guarantee” the authenticity of works. They knew who to bribe and who to cheat. At some point, they even managed to convince the artist Kees van Dongen that he himself had painted a work by Elmyr De Hory. By holding an exhibition on Raoul Dufy, they made sure to mix authentic works with those made by Elmyr. They put forgeries up for auction and then bought them back, giving the paintings the authority of having previously been publicly sold. To ensure a supply of reliable precedents they had stamps copied and produced their own documents. They did the same with the customs stamps, which facilitated transport and in turn provided an artificial provenance. They bought prewar monographs because the plates were easy to replace with a photographic copy of a De Hory forgery.
Few events in the art world confer as much status as the inclusion of an painting in a book, as it signals an almost unquestionable authenticity and elite status. Both the dealership duo and Elmyr understood how to exploit the weak points in the system. During the 1950s and 1960s, De Hory is believed to have forged more than a thousand works by great artists that were sold across five continents. Many have been removed from museums. Others, some experts say, have not been and perhaps never will be. De Hory created so many forgeries of Amedeo Modigliani that it has become impossible to compile a definitive catalog of the artist’s original work, according to Kenneth Wayne, director of The Modigliani Project.
Left: Harlequin (Picasso)/ Right: Portrait de Jeanne Hebuterne (Modigliani)
However, no new forensic techniques for analyzing pigments were anticipated by Elmyr nor the dealers. Most likely, this was due to a lack of knowledge about the history of the paintings, as it relates to their composition, and therefore the inability to anticipate that new forensic techniques such as X-ray fluorescence and Raman spectrometry would unveil their scam. These technologies can quickly determine elemental and molecular compositions and identify materials that shed light on a production date which was later than the painting claims to be, and in this last and crucial respect, De Hory’s artifice could be exposed.
In 1964, many experts and art galleries became suspicious of these works, when Legros sold 56 fakes to Texas oil millionaire Algur Meadows, who discovered the fraud and alerted Interpol, exposing De Hory as the artist behind the works. . The police were soon on the trail of Legros and Lessard. Legros sent De Hory to Australia for a year to keep him out of the eye of the investigation.
Life in Ibiza.
De Hory, center the life and soul of the Ibiza parties.
Most of the works he painted would be done in Ibiza in the 1960s, where he had a hidden studio his villa, named La Falaise. His life was relatively quiet, until the plot was uncovered. Fleeing justice, he soon had Legros co-inhabiting the villa, who claimed ownership and threatened to evict De Hory from La Falaise. Living with Legros was increasingly difficult, so De Hory decided to leave Ibiza. Legros and Lessard were arrested shortly thereafter and jailed on charges of various check frauds.
Tired of eluding Interpol for some time, Elmyr decided to return to Ibiza and accept his fate. It was not until August 1968 that a court convicted him, and solely for crimes of homosexuality, without being able to show any visible supporting evidence and be able to associate him with the Legros and Lessard frauds; sentencing him to only two months in prison and one year of expulsion from the island. During that period he resided in Torremolinos, Malaga.
A year after his release, Elmyr De Hory, who by then was a celebrity, returned to Ibiza. Soon after, she told his story to the writer Clifford Irving, who wrote his biography with the title: Fake! The story of Elmyr de Hory, the greatest art forger of our time, who he turned into an international bestseller. Irving himself was later convicted of another fraudulent biography of Howard Hughes, the famous aviator mogul. Shortly before, Irving and De Hory participated in Orson Welles’ documentary F for Fake (1973), which closely portrays this duo of counterfeiters and their abstract circumstances. In the documentary, De Hory questioned that his forgeries were inferior to the original paintings, mainly because they had gone unnoticed by the “reputed” expert class and were appreciated when believed to be genuine. In F for Fake, Welles also raises questions about the intrinsic nature of the creative process and how deception, illusion, or outright fraud can often prevail in the art world; in some respects, minimizing the guilt of the art forger and the outliers around him.
Clifford Irving and Elmyr De Hory, F for Fake (1973).
In 1969 a series of recent scandals had connected Elmyr De Hory to forgeries in the United States and France. However, in Spain he was still safe from the consequences. So he embraced his new personality: the great forger who had deceived the art world.
In the early 1970s, de Elmyr decided to try his hand at painting again, but this time he would sell his own original work. Although he had gained some fame in the art world, he made little profit and soon learned that the French authorities were trying to extradite him to stand trial on fraud charges. By rule this took a long time, as Spain was going through its last years of the dictatorship and did not have any extradition treaties with France yet.
On December 11, 1976, Mark Forgy, Elmyr’s assistant and partner, informed him that the Spanish and French governments had reached an agreement to extradite him. Soon after, de Hory took an overdose of sleeping pills and asked Forgy not to intervene or stop him from taking his own life. However, Forgy later went for help to take De Hory to a local hospital, though along the way he died in Forgy’s arms. Later that year, Clifford Irving had expressed doubts about Elmyr’s suicide, claiming that he may have faked his own death to escape extradition, but Forgy had dismissed this claim.
Throughout his 30-year career, Elmyr de Hory inserted more than 1000 forgeries into the art market, many of these works still residing unexposed in museums and private collections today. Living a life that can be seen as one of the greatest works of conceptual art of the 20th century, which in turn meant a deep critique of the art market. The only thing you can be sure of from this phony master is the uncertainty of the legend that surrounds him and the extent of his charade.
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