When comparing homes in Spain, it is easy to focus on the view, the terrace and the distance to the sea. Energy performance deserves similar attention. It affects how comfortable the home is in high summer, how predictable its running costs are, and whether it works for the way you plan to use it. That matters increasingly as energy-efficient homes move up buyers’ priority lists and electricity costs can rise during heatwaves.
For international buyers, this is not a technical detail to leave until after the offer is accepted. A home that feels pleasant during a short viewing may require heavy air-conditioning use in August. Include energy performance in your shortlist from the start, alongside location, condition and legal checks.
Look beyond the energy certificate
The energy performance certificate is a useful first reference, but it is not the whole story. It indicates the property’s calculated energy characteristics; day-to-day comfort also depends on the building’s orientation, shading and use.
Pay attention to afternoon sun. Broad west-facing windows can be beautiful, yet they may bring substantial heat late in the day. External shutters, awnings, covered terraces and mature planting can make a meaningful difference. Ask whether the property has effective cross-ventilation and whether bedrooms stay comfortable at night without relying entirely on cooling equipment.
If possible, view at a time of year that resembles your intended use. A coastal apartment that is delightful in winter may feel very different in July. For a second home, ask how the property performs when it has been closed up for several weeks as well as when it is occupied.
Check the systems that drive consumption
Ask what provides cooling, heating and hot water, and when each system was last serviced. A modern, well-maintained installation can offer a different experience from older equipment working hard to cool the same space. Windows, roof insulation and wall insulation also influence comfort and consumption.
Where available, request previous electricity bills. They cannot predict your own usage exactly, but they are more useful than a generic assumption. Clarify what is included in the sale: air-conditioning units, heat pumps, appliances, pool equipment and any solar installation. Do not stop at “air conditioning included.” Find out which rooms it serves, whether it is operational, and whether it suits the property’s size and sun exposure.
This is also a good moment to ask about maintenance. A pool, extensive garden or several climate-control systems can add both consumption and servicing needs. The right home is not necessarily the one with the fewest features; it is the one whose ongoing requirements you understand.
Put energy costs into the full ownership budget
Electricity is only one layer of owning a Spanish property. Your wider budget may include IBI municipal property tax, community fees, insurance and, for non-residents, IRNR. An efficient home will not make every ownership cost low, but it can reduce uncertainty around one of the most variable items.
Build a realistic annual running-cost estimate alongside your purchase budget. Consider how often you will use the home, whether it will be vacant for long periods, and how cooling, ventilation and pool equipment will be managed while you are away. This makes comparisons between a detached villa and a simpler apartment much more meaningful than comparing list prices alone.
Include the community in your due diligence
For an apartment or townhouse in a comunidad de propietarios, energy-related costs may extend beyond your front door. Shared lighting, lifts, garages, pools and gardens affect community expenditure. Review meeting minutes and planned works to understand whether the community is maintaining common systems well or facing future upgrades.
Ask specifically about any approved extraordinary contributions. This is a standard due-diligence question, but it is especially important in older developments with shared infrastructure. A lower purchase price can lose its appeal if significant communal work is already on the horizon.
Compare homes on the life they will give you
Two properties in the same area and price range can have very different ownership experiences. Make a simple comparison of shade, orientation, certificate rating, equipment, documented bills and community commitments. It will help you see whether the home fits your lifestyle as well as your budget.
At Hofma Homes, we can help you ask the practical questions that sit behind the listing, so comfort, running costs and location are considered together before you move forward with a purchase in Spain.