- From
- €370,000
- Developer
- Aedas Homes
- Area
- Valencia
- Status
- Off-plan
Quick answer: The most informative thing about Rozier is who bought it. Aedas has described its purchasers as mainly local, from neighbouring Valencia districts and surrounding municipalities, and a scheme that sells to the people who live nearby is being priced on local fundamentals rather than on international sentiment. For a foreign buyer that is a genuine advantage on entry and a genuine constraint on exit, and both should be understood before committing.
Related research: the Aedas Homes review · Valencia city market analysis · the Valencian ITP guide.
What does a locally-bought scheme tell a foreign buyer?
Most developments covered on this site sell substantially to international purchasers, and their prices reflect that. Alicante province recorded a 43.29% foreign-buyer share of transactions in 2025 and Málaga 32.80%, the two highest in Spain. When roughly a third to a half of the buyers in a market are foreign, the price includes what that demand is willing to pay.
Rozier sits outside that dynamic. Reporting on its commercialisation described strong early sales to a mainly local buyer profile, from adjoining Valencia neighbourhoods and nearby municipalities. Valencia province’s foreign-buyer share is far below Alicante’s.
For a foreign buyer this produces a clear and unglamorous trade.
| What local pricing gives you | What it costs you | |
|---|---|---|
| Entry | No international premium built into the price | Little chance of negotiating: local demand is absorbing stock |
| Validation | Local buyers know the district; their demand is a quality signal | You cannot rely on foreign-buyer momentum to carry values |
| Rental | Deep, stable domestic tenant pool | Long lets only; no short-let premium |
| Exit | Genuine domestic demand exists | Buyer needs a Spanish mortgage; exit follows rate cycles |
| Risk | Less exposed to international sentiment shifts | More exposed to Spanish employment and lending |
The quality signal deserves weight. People buying in the district they already live in have information no brochure conveys: which streets flood, which blocks get afternoon sun, whether the school is good, how the metro performs at eight in the morning. When they buy quickly, that is a meaningful endorsement of the location, and it is one of the few genuinely independent signals available to a non-local purchaser.
We will confirm what remains unsold, which units carry the larger terraces, and the current milestone calendar. One business day, independent of the developer.
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What is Rozier, and where does it stand?
Aedas is building 149 homes at Plaza Mayor de Mislata, the municipality’s central square. The mix runs one, two, three and four bedrooms, with penthouses carrying large terraces at the top of the range. Communal provision includes a gym and a social room.
The specification detail worth isolating is parking. Two spaces are included in the price. On Spanish new build, parking is very commonly sold separately at somewhere between €15,000 and €30,000 per space depending on the city, so two included spaces represents real value that a headline price comparison against a competing scheme will not surface. When you compare Rozier against another Valencia-area development, add the competitor’s parking cost to its list price before drawing any conclusion.
| Scheme fact | Position |
|---|---|
| Total homes | 149 |
| Unit mix | One to four bedrooms, plus large-terrace penthouses |
| Location | Plaza Mayor de Mislata, the municipal centre |
| Communal areas | Gym, social room |
| Parking | Two spaces included in the price |
| Buyer profile | Mainly local: Valencia districts and nearby municipalities |
| Sales performance | A high proportion sold in the first months of marketing |
| Developer | Aedas Homes (AEDAS), Madrid-listed |
Being on the main square rather than on the periphery of the municipality matters for a letting proposition. Central-square addresses in dense urban municipalities carry the services that tenants actually use daily, and they are the addresses that stay lettable when newer stock appears further out.
Why does Mislata’s position work?
Mislata is one of the most densely populated municipalities in Spain, wedged directly against Valencia city’s western edge. It is administratively separate and functionally continuous: the metro reaches central Valencia in a short ride, and the labour market is entirely shared.
That produces the classic border-municipality arbitrage. Buyers priced out of equivalent stock inside the city boundary move one municipality out and pay less for the same commute. Valencia city has absorbed substantial domestic relocation and remote-working demand in recent years, pushing new-build prices inside the boundary well above what bordering municipalities ask for comparable specification.
The tenant pool that follows is year-round and salary-driven: hospital and university staff, public-sector employees, and city commuters who want more space than central Valencia offers at their budget. That produces low vacancy and modest, stable rents that track wages rather than tourism.
- Commute is the product. Verify the metro journey at rush hour rather than accepting an off-peak figure, because that number is what your tenant is actually buying.
- Density has consequences. Mislata is compact and built up; parking on the street is difficult, which is precisely why two included spaces matter more here than they would elsewhere.
- The comparison set is other border municipalities, not the coast. Look at what equivalent stock costs in neighbouring municipalities before concluding Rozier is well or badly priced.
- Rents follow salaries. Model growth on Valencian wage trends, not on tourism recovery.
What will it actually cost?
The Comunitat Valenciana reduced its new-build stamp duty recently, which slightly improves the arithmetic for anyone buying now.
| Line | On a €370,000 unit | Note |
|---|---|---|
| List price | €370,000 | Includes two parking spaces |
| IVA at 10% | €37,000 | State rate on new build |
| AJD at 1.4% | €5,180 | Comunitat Valenciana, Ley 5/2025, from 1 June 2026 |
| Notary and land registry | roughly €2,400 to €3,400 | Scales with price and deed |
| Independent legal work | roughly €3,700 to €4,500 | Around 1% plus VAT |
| Indicative all-in | roughly €418,300 to €420,100 | Around 13.4% above list |
Two things about that table are easy to misread. First, the parking is inside the €370,000 rather than added afterwards, so a competing scheme at €350,000 plus two spaces at €20,000 each is the more expensive purchase. Second, the AJD rate applies from 1 June 2026; a contract signed before that date carried 1.5%, and any older material quoting the higher rate is simply out of date rather than wrong.
At exit, a buyer purchasing your unit as a resale pays ITP rather than IVA: 9% below €1 million in the Comunitat Valenciana and 11% above. On a €370,000 resale that is €33,300. The Valencian ITP guide sets out the bands and the reform timeline.
How should the rental case be built?
As a residential long let under the Ley de Arrendamientos Urbanos, and not as anything else. Mislata is not a tourist destination and a short-let strategy here has neither the demand nor a straightforward licensing path.
That framing carries obligations a foreign landlord should understand before buying rather than after. A Spanish residential tenancy gives the tenant substantial security of tenure, with statutory minimum terms and limited grounds for recovery during them. It is a different instrument from a short assured tenancy in the UK or a seasonal let, and it should shape whether you buy at all. Our landlord guide to Spanish rental law covers the mechanics.
Non-resident tax then applies as everywhere in Spain: 19% on net income for EU and EEA residents, 24% on gross with nothing deductible for everyone else. On a long let with real, predictable costs, that distinction is the largest single variable in a non-EU owner’s return, and no feature of the apartment changes it.
Red flag: any projection for this scheme quoting short-let nightly rates, occupancy percentages or tourist-licence assumptions. Those belong to the coast. Applied to a dense inland commuter municipality they are not optimistic, they are describing a different asset.
Who should buy this?
It suits a buyer who wants Valencia-area exposure without paying the city-boundary premium; a landlord content with stable long-let income from a deep domestic tenant pool; and a buyer who values two parking spaces in a municipality where street parking is genuinely difficult.
It does not suit a holiday-home buyer, because Mislata is an urban residential municipality with no tourist proposition. It does not suit a short-let operator. It does not suit anyone who has not read what a Spanish residential tenancy commits a landlord to. And it does not suit a buyer who wants the international resale liquidity that Alicante’s 43.29% foreign share represents, because Valencia province does not have it.
If coastal exposure with international demand is the actual goal, the Costa Blanca guide covers the province where that demand concentrates. If it is Valencia specifically, compare against stock inside the city boundary and price the difference in commute against the difference in cost.
What should you verify before reserving?
- Confirm which units remain, given that a high proportion sold early, and whether the remaining stock is the format you actually want.
- Confirm in writing that both parking spaces are allocated to your unit and registered with it, with the bays identified.
- Confirm the promoting entity on the reservation matches the guarantee issuer, and require an individual Ley 57/1968 certificate for every staged payment.
- Ride the metro to central Valencia at rush hour from the station your tenants would use.
- Compare the price per built square metre against two schemes in neighbouring municipalities, adding their parking cost to their list prices.
- Ask for the community budget, including what the gym and social room cost to run, and what reserve fund is planned.
- Model the return on a twelve-month lease at market rent with real IBI and community charges, and the correct non-resident tax rate for your nationality.
- Instruct a lawyer independent of Aedas and of any introducing agent before paying a reservation.
- Confirm the licencia de primera ocupación before completion and inspect against the handover checklist.
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Frequently Asked Questions
149, in one to four bedroom formats plus penthouses with large terraces, at Plaza Mayor de Mislata. A high proportion sold in the first months of marketing, so confirm what format actually remains before planning around a particular unit type.
Two spaces are included in the price, which is unusual on Spanish new build where parking is typically a separate €15,000 to €30,000 per space. Confirm both bays are registered to your unit rather than informally allocated, and add competitors' parking costs to their list prices when comparing.
Mislata borders Valencia city directly and the metro reaches the centre in a short ride. Verify the journey at rush hour rather than off-peak, because peak time is what your tenant is actually buying.
10% IVA plus 1.4% AJD on new build in the Comunitat Valenciana, the AJD rate having been cut by Ley 5/2025 with effect from 1 June 2026. With notary, registry and legal work, budget roughly 13.4% above list.
It would be working against the market. Mislata is a dense residential municipality inside the Valencia urban area with no tourist demand base. The realistic model is a twelve-month residential tenancy under the Ley de Arrendamientos Urbanos, with the security of tenure that implies for the landlord.
Steps common to every Spanish new build are in the non-resident buyer checklist.
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