Exxpert.ch family office partner
Bilbao Zaragoza Barcelona Madrid Valencia Palma Ibiza Alicante Murcia Seville Málaga CANARY ISLANDS Tenerife Las Palmas
Spain
Discounted Spanish real estate · Barcelona

Buy the debt,
not just the property.

VISIOON Patrimonia guides private investors in acquiring Spanish real estate below market value — through mortgage debt purchases, judicial auctions and bank portfolios.

Have a case reviewed Our method
6
Checks before committing
48 h
First valuation opinion
3
Costed exit scenarios
100 %
Of cases verified at the registry
Expertise

Three routes to discounted assets

The Spanish non-performing asset market remains one of the few in Europe where a property can be acquired well below its market value — provided you can read a case file before committing funds to it.

01

Mortgage debt acquisition

Acquiring the claim from its holder — bank, fund or servicer — before the proceedings conclude. The discount is negotiated upstream, on the debt, not in the auction room.

02

Judicial auctions (subastas)

Auctions published in the BOE. Direct access to the property, but demanding ground: ranking of encumbrances, municipal debts, service-charge arrears and occupancy status are all checked before bidding.

03

Bank assets & portfolios

Properties taken onto the balance sheets of financial institutions, sold individually or in lots. A discreet channel, where the quality of the relationship and speed of execution make most of the price.

Method

Nothing is committed until the case is legible

Every opportunity follows the same path. The steps are not skipped: that is what separates a real discount from an apparent one.

1

Sourcing

Identifying the asset through our channels: servicers, court files, local networks.

2

Identification

Cadastral reference, official floor areas, year of construction, planning status of the property.

3

Encumbrances (cargas)

Nota simple from the land registry: title holder, mortgages, attachments and above all their ranking.

4

Valuation

€/m² range from comparables, forced-sale value, maximum acquisition threshold.

5

Acquisition

Negotiation, structuring, notarial formalities and management through to resale.

A case, in practice

What we look at
before we mention it to you

A 69 m² townhouse on the Costa Blanca, built in 2005. On paper, a listing like any other. In practice, six points decide whether the case is worth pursuing.

  • Mortgage ranking — any prior encumbrance survives the award and binds the buyer.
  • Municipal debts — IBI and local taxes pass with the property, not with the seller.
  • Service-charge arrears — the current year and three previous ones remain payable.
  • Occupancy — it determines the real cost and the exit timeline, sometimes twelve to eighteen months.
  • The right comparable — the municipal average says nothing: only the property’s own segment counts.
  • The acquisition threshold — beyond it, the deal loses the safety margin that justified it.

Structure of a valuation opinion

Estimated market value€/m² × floor area
Forced-sale value− 30 to − 40 %
Maximum acquisition thresholdcommitment ceiling
Encumbrances & debts assumedto be budgeted
Transfer tax (ITP)by autonomous community
Exit scenariosconservative · base · optimistic
Each case is the subject of a written note, costed and sourced. Assumptions are identified as such — a valuation opinion is neither a regulated appraisal nor a guarantee of outcome.

“The discount is not in the listing. It is in what the seller has not yet said — and what the registry says perfectly well.”

Marc Bauduin — VISIOON Patrimonia
About

A simple conviction

VISIOON Patrimonia was born of a simple conviction: in the Spanish discounted-asset market, the advantage does not come from the number of cases seen, but from the rigour with which each one is verified.

Based in Barcelona and active throughout Spain, the firm works for private investors who want to understand exactly what they are buying: the property, the claim, the encumbrances attached to it and the exit route. Each case is documented from official sources — Catastro, Registro de la Propiedad, judicial publications — and presented as a written note.

Discretion, traceability of sources and honesty about what remains uncertain are as much part of the work as the figures.

Member

Exxpert.ch family office — Geneva

VISIOON Patrimonia is a member of the family office Exxpert.ch, based in Geneva, Switzerland.

This membership opens up multiple structuring and service options, which optimise our clients’ position well beyond the property purchase alone.

Discuss a project
Contact

A case you would like reviewed?

Send us the address or reference of the property. You receive a first documented valuation opinion, with no obligation.

Your data is used solely to answer your request and is never passed on to third parties.

Email
contact@visioonpatrimonia.com
Website
VisioonPatrimonia.com
Coverage
Spain
Office
Barcelona, Spain — by appointment
Our entities

A Spanish company and a Geneva family office

VISIOON Patrimonia SL

Mallorca 214 · 08008 Barcelona, Spain
Chemin des Aulx 10 · 1228 Plan-les-Ouates, Geneva

Sourcing and execution of cases

Exxpert.ch Fiduciaire

Chemin des Aulx 10 · 1228 Plan-les-Ouates, Geneva

Structuring and taxation

VISIOON Patrimonia is a member of the family office Exxpert.ch — Geneva. This partnership opens up multiple structuring and service options to optimise our clients’ position: ownership, taxation, succession and financing.