The new-build market in Barcelona is developing rapidly, yet behind the visible momentum lies a complex system of factors that determine a project’s real value. Architect Raúl Llorente notes that in the primary market it is especially important to distinguish architecturally sound projects from those created solely for short-term demand. That is why at RentSale RealEstate we analyze new developments not through developer presentations, but through a comprehensive set of parameters that influence long-term sustainability.
The first level of assessment focuses on location and urban planning context. New projects often emerge in transformation zones where future infrastructure has not yet been fully formed. We analyze territorial development plans, transport accessibility, building density and height restrictions to understand how the environment will evolve over the coming years and whether the project can maintain its appeal beyond the initial sales phase.
We then turn to the architectural concept. In the primary market, architecture largely determines whether a property will remain relevant after completion. We evaluate planning logic, room proportions, spatial flexibility and the versatility of design solutions. Projects with overly complex architecture or, conversely, excessively simplified layouts tend to lose competitiveness more quickly, even if they appear attractive at launch.
Special attention is given to engineering systems and construction standards. Energy efficiency, sound insulation, ventilation and the quality of common areas directly affect operational performance. At RentSale RealEstate, we treat engineering solutions as an investment factor – they often define the difference between a project that retains value and one that becomes obsolete prematurely.
The developer’s reputation and approach are equally important. We assess completed projects, adherence to timelines, construction quality and post-sale support. The primary market requires trust in the developer, as mistakes at this stage are extremely difficult to compensate for once construction is completed.
Project economics are also evaluated holistically. Entry price at early stages, growth dynamics, projected demand and exit scenarios are modeled in advance. At RentSale RealEstate, we analyze whether a property will remain attractive to the market in 5–10 years, not only during the initial sales period.
The final stage is defining the target audience. A project must be understandable to future buyers or tenants, not just to current investors. We assess whether the housing format aligns with real-life scenarios and whether it avoids narrowing the property to an overly specific niche.
As a result, the primary market in Barcelona is not a race for new square meters for us, but a search for projects where architecture, location, engineering and economics function as a unified system. This approach allows us to select new developments that retain value and remain in demand long after the construction cycle is complete.
Earlier we wrote about architectural design of an apartment with a children’s zone – how RentSale RealEstate shapes space with a family’s long-term development in mind