Corner penthouse with 96 m² solarium, central Torrevieja

The corner penthouse of a small Sol Diamante S.L. promotion on the Clemente Gosalvez / Ramon Gallud crossing in central Torrevieja. Same building as door 4D, different geometry — this one fronts directly onto Ramon Gallud, the dominant pedestrian spine, and gets the larger of the two private roof terraces.

The unit comes vacant and turn-key: marble flooring throughout, dark-stained interior joinery, aluminium exterior joinery with thermal break, two full bathrooms and an eat-in kitchen with a separate utility room (tenedero). The standard finish package is consistent with the partner penthouse on the same floor.

Spatial logic — the case for this unit

132 m² of useful area inside, 96 m² of solarium outside. The ratio matters: this is the unit in the building where the outdoor area is almost as large as the indoor, which has direct consequences for the short-stay rate ladder. Top-of-listing photography for Costa Blanca penthouses tends to be the rooftop shot, not the interior — and the rate premium follows it.

We frame the asset under two investor lenses:

• Short-stay rental driver. Three-bed plus two-bath layout with a 96 m² rooftop hits the family-of-six and group-of-friends segments at the top of the Torrevieja nightly band. Solarium build-out (kitchen, shaded zone, hot tub) is the obvious value-add.
• Owner-occupier with a privacy preference. The corner footprint and rooftop separation make this the quieter of the two penthouses despite the busier address — the solarium puts living space above the street noise.

Rental model — indicative numbers at €899,000

The figures below are how we’d underwrite this unit on day one of letting under short-stay, with no solarium-build-out upside priced in. The aim is to give you a defensible floor, not a sales projection. Final numbers shift with your tax residence, acquisition vehicle and licence path — we rebuild the model live on the discovery call.

• Blended ADR ≈ €175 / night — weighted across high season (€220–260), shoulder (€140–180) and low season (€90–110). The 96 m² rooftop supports a premium of roughly €15 / night over the partner unit at the same ADR-band.
• Annual nights booked ≈ 230 (63 % occupancy) — the larger solarium extends the shoulder window into October and April.
• Gross rental income ≈ €40,250 / year.
• Operating costs ≈ €22,000 / year — OTA fees, cleaning, utilities, supplies, 15 % management, IBI, community, insurance with STR rider, licence and accounting, plus a 0.5 % maintenance reserve on the asset value.
• Net rental, pre-tax ≈ €18,250 / year.
• Gross yield on asking price ≈ 4.5 %.
• Net yield, pre-tax ≈ 2.0 %. Modelo 210 at 19 % on net (EU/EEA-resident profile) trims that to ≈ 1.6 % post-tax.

A solarium build-out (outdoor kitchen, shaded lounge, hot tub — call it a €25–35k capex line) plausibly lifts ADR by €20–30 / night and occupancy by 10–15 nights, pushing net yield toward the high 2 % range. We model that as an upside scenario, not the base case.

A long-term residential lease on this unit underwrites at roughly €2,200 / month gross (≈ €26,400 / year), netting to ~1.7 % pre-tax once costs and IRPF/Modelo 210 are applied. Short-stay still wins, but not by enough to justify the asset on yield alone — this is a capital-preservation play with the solarium as the long-term differentiator.

How we run the file

Asking price is €899,000. The full investment memo modelled to your tax residence and intended use is part of the discovery-call deliverable — net yield, Modelo 210 setup, plusvalía exposure, short-stay licence path.

The companion unit on the same floor (door 4D) is offered at €580,000 — an extra bathroom and a smaller solarium, with a materially better yield profile. We model both side-by-side on request so you can pick on use, not on intuition.

What we still verify together

• Short-stay licence status and the community-of-owners position on tourist rentals — non-negotiable before the arras on a deal this size.
• Your tax residence so the modelled net yield is built on the right deduction profile.
• Personal-name vs. Spanish-SL acquisition vehicle — moves the ITP and exit-tax assumptions.