- From
- €168,000
- Developer
- Aedas Homes
- Area
- Murcia
- Status
- Off-plan
Quick answer: Satia is the cheapest Aedas Homes ticket we track, and the reason is geographic rather than qualitative: it is in Murcia city, an inland regional capital, not on a coast. Aedas launched 198 homes in two phases in the Zona Norte, one to three bedrooms, with handover indicated from the second quarter of 2028. Entry moved from about €135,000 at the July 2025 launch to about €168,000 in June 2026 marketing. Buy it as a long-let asset in a university and administrative city, or do not buy it at all.
Related research: the Aedas Homes developer review · what a square metre costs across Spain · reservation contracts explained.
Why is Satia the cheapest Aedas scheme on this site?
Geography, almost entirely. Satia is priced against Murcia city, and Murcia city is an inland regional capital of roughly 460,000 people whose housing market is set by local salaries. Every other Aedas scheme in our coverage is priced against a coastline where international demand competes with domestic demand for the same stock, and that competition is what the Alicante and Málaga price levels represent.
The comparison that makes this concrete sits inside the same developer’s portfolio. Aedas prices its Estepona product from roughly €307,000 and its Marbella Soul phases from approximately €775,000. Satia opens at about €168,000. That is not a quality gradient, it is a demand gradient, and the buyer’s question is whether they want exposure to the demand that produces the higher number.
| What you are buying | Satia, Murcia city | Typical Aedas coastal scheme |
|---|---|---|
| Entry ticket | ~€168,000 (June 2026 marketing) | €307,000 Estepona, €775,000 Marbella Soul |
| Demand base | Local salaries, students, public sector | International second homes plus domestic |
| Letting model | Twelve-month contracts | Seasonal short-let where licensed |
| Regional purchase tax | 10% IVA + 1.5% AJD | 1.2% AJD Andalucía, 1.4% Comunitat Valenciana |
| Foreign-buyer intensity | Low; Murcia is not a top-share province | Alicante 43.29%, Málaga 32.80% in 2025 |
Read the last row carefully, because it cuts both ways. Low foreign intensity means you are not paying an international premium on entry. It also means that when you sell, your buyer is most likely to be Spanish and financing-dependent, so your exit is tied to Spanish mortgage conditions rather than to the cash foreign demand that clears coastal stock.
We can pull the current phase-one availability, the milestone calendar, and the guarantee wording before you commit to anything. One business day, no sales pressure.
Request the Satia unit schedule and price list
What did Aedas actually launch, and where exactly?
Satia comprises 198 homes divided into two phases, with the first phase of 99 units released for sale first. The mix runs one, two and three bedrooms. There is no four-bedroom format in the launch, which matters because it caps the scheme’s appeal to family buyers and concentrates it on couples, single professionals and small households, exactly the profile Murcia’s rental market supplies.
The site is in the Zona Norte, the northern growth sector of the city, immediately alongside Gaudia, an earlier Aedas scheme in the same district. A developer building its second scheme next to its first is a useful signal for a buyer: the delivered building is standing, it can be visited, and its residents can be asked what the finish and the community charges turned out to be. That is a due-diligence opportunity most off-plan buyers never get.
Communal provision as marketed includes a pool positioned for city views, a ground-floor social club with a fitted kitchen for residents’ events, a coworking room, an outdoor relaxation area and an outdoor exercise area. The coworking provision is not decoration in this location; it is aimed squarely at the remote-working tenant that a university city retains.
Aedas began construction in January 2026 and has indicated first handovers from the second quarter of 2028. Sales are run from the company’s own office on Avenida Antonio Martínez Guirao in Murcia rather than through a third-party agency, which simplifies the question of who you are contracting with.
| Scheme fact | Position |
|---|---|
| Total homes | 198, in two phases |
| Phase one | 99 units, released first |
| Unit mix | One, two and three bedrooms |
| District | Zona Norte, Murcia city, adjacent to Gaudia |
| Communal areas | Pool with city outlook, social club with kitchen, coworking, outdoor relaxation and exercise areas |
| Construction start | January 2026 |
| Indicated handover | From Q2 2028 |
| Sales channel | Aedas office, Avenida Antonio Martínez Guirao, Murcia |
Insider tip: Gaudia next door is the reference building. Ask to see a delivered Gaudia apartment, and ask its community administrator what the actual monthly charge settled at once the pool and the social room were running. Developer estimates for communal costs are made before anyone has paid a real electricity bill for a pool pump.
What does the two-year build window mean for your money?
Handover from Q2 2028 against a purchase decision made now is roughly two years of exposure, and off-plan exposure in Spain is a document problem before it is a construction problem. Under Ley 57/1968, restored in substance by the Ley de Ordenación de la Edificación regime, every amount you pay before the deed must be covered by a guarantee that names you and the exact sum, held in a special account.
The failure mode is not usually a developer collapse. It is a buyer who paid four instalments and holds guarantee paper covering three of them, because the fourth certificate was promised and never issued. That gap is invisible until it matters.
| Stage | What typically moves | What must exist before you transfer |
|---|---|---|
| Reservation | A few thousand euros to hold a unit | Written refund terms and the unit identified by plan reference |
| Private purchase contract | A substantial percentage of price | Individual guarantee certificate naming you and that sum |
| Construction milestones | Instalments through the build | A fresh certificate for each instalment, not a blanket letter |
| Completion at notary | The balance | Licencia de primera ocupación issued for your block |
Two documents distinguish a covered buyer from an exposed one. The first is an individual certificate in your name rather than a collective policy the developer holds; a collective guarantee named in your contract is a different instrument and does not pay you. The second is the issuing bank’s own confirmation that the certificate is live, which takes one email and settles the question. Our bank guarantee walkthrough sets out the wording to insist on.
Non-resident mortgage lending, typically 60% to 70% of value for a foreign buyer, applies to the completion balance and not to the staged payments. Buyers regularly misread this and plan to borrow the deposits. Confirm your cash position across the whole build before the first transfer, because a funding gap at milestone three is a contractual default rather than an inconvenience.
How did the price move from €135,000 to €168,000?
Satia was quoted from around €135,000 when Aedas launched it in July 2025. June 2026 marketing showed entry from approximately €168,000. Read as a headline that is a rise of roughly a quarter in under a year, and it will be sold to you that way.
Read as a phased release it is something more ordinary. In a two-phase scheme the first units to go are the cheapest combinations: lowest floor, least favourable orientation, smallest terrace, no parking. The quoted “from” price is not a price index, it is a description of the cheapest thing still unsold. When those clear, the number moves without anyone repricing anything.
The distinction is practical rather than academic. If the €168,000 unit is a north-facing ground-floor one-bedroom without parking, it is not the same asset as the €135,000 unit that sold last summer, and comparing them tells you nothing about capital growth. Ask the sales office two questions: which specific units carry the current entry price, and what the price per built square metre is for each. Price per square metre is comparable between units and between schemes; a “from” price is not.
Red flag: any presentation that quotes the launch price and the current price side by side as evidence of appreciation you have already earned. You have not bought anything yet, and the second number is what you would pay.
What does the Murcia tax and cost stack actually come to?
New build in the Región de Murcia carries 10% IVA at the state rate plus regional AJD, which Ley 3/2025 sets at 1.5% for new build. That regional rate is the one buyers most often get wrong, because Murcia sits between two autonomous communities with lower new-build AJD: Andalucía at 1.2% and the Comunitat Valenciana at 1.4% from 1 June 2026.
| Line | On a €168,000 unit | Note |
|---|---|---|
| List price | €168,000 | Confirm against the unit schedule |
| IVA at 10% | €16,800 | State rate, not regional |
| AJD at 1.5% | €2,520 | Región de Murcia, Ley 3/2025 |
| Notary and land registry | roughly €1,700 to €2,500 | Scales with price and deed complexity |
| Independent legal work | roughly €1,700 to €2,500 | Budget around 1% plus VAT |
| Indicative all-in | roughly €190,700 to €192,300 | Around 13.5% above list |
Two further costs sit outside the purchase and belong in a first-year model rather than a closing statement. IBI, the municipal property tax, is charged on cadastral rather than market value and lands in a broad band nationally. Community fees on a scheme with a pool, a social room and a coworking space will exceed those of a plain block, and the honest answer to what they will be comes from Gaudia’s administrator, not from the Satia brochure.
If you want the same arithmetic assembled against a different scheme, the square metre pricing guide gives the national and provincial benchmarks to test any quoted figure against.
Who rents in Murcia, and what does that do to yield?
Murcia city runs on three employers: the regional administration, the university system, and the hospital network. The rental demand that follows is students in shared flats, junior public-sector staff, and hospital and teaching employees on twelve-month contracts. It is stable, it is year-round, and it is priced against local salaries.
That produces a very different yield profile from the coastal schemes this site also covers. A licensed Costa Blanca apartment can gross more in eleven summer weeks than a Murcia flat grosses in a year, and then sit empty. Murcia does the opposite: lower gross, far lower volatility, negligible seasonality, and management costs closer to a long-let agency fee than to a short-let operator’s cut of every booking.
- Underwrite it on long lets. A twelve-month contract at market rent, not a short-let projection.
- Do not assume a tourist licence adds value here. Demand for holiday accommodation in an inland administrative city is thin; the licence question that dominates the coast is close to irrelevant.
- Student demand is seasonal in its own way. September occupancy is easy, a February vacancy is harder to fill, and a twelve-month contract signed in September avoids the problem entirely.
- Your exit buyer is probably Spanish. That ties resale to domestic mortgage conditions, which is a different risk than coastal cash demand.
Non-resident landlords are taxed on Spanish rental income under the non-resident income tax regime, at 19% on net for EU and EEA residents and 24% on gross for everyone else. The gross-versus-net distinction is the single largest swing factor for a non-EU buyer’s return and it is decided by nationality rather than by anything about the property.
Who is this scheme actually right for?
Satia suits a specific buyer, and being explicit about who that is saves everyone time.
It fits an investor who wants a low entry ticket into Spanish residential with stable long-let income and low seasonality; a buyer with a family or professional connection to Murcia; and a portfolio buyer diversifying away from coastal concentration who understands that the trade is lower gross yield for lower volatility.
It does not fit a buyer who wants beach access, because there is none within walking distance and the Costa Cálida is a drive away. It does not fit a short-let operator, because the demand is not there. It does not fit anyone who needs income inside two years, because handover is indicated for Q2 2028 and nothing lets before completion. And it does not fit a buyer who wants the deep international resale liquidity that Alicante’s 43.29% and Málaga’s 32.80% foreign-buyer shares represent, because Murcia does not have it.
If any of the exclusions describe you, the honest alternatives on this site are the Costa Blanca investment guide for coastal exposure with real international demand, or Orihuela Costa for a coastal entry ticket closer to this price band.
What should you verify before you reserve?
Work through this in order. Items one to four cost nothing and eliminate most of the risk.
- Confirm the promoting entity named on the reservation document is the same legal entity named on the guarantee certificate. A mismatch between promoter and guarantor is the defect that most often surfaces late.
- Get the refund terms on the reservation payment in writing before you send it, including what happens if your mortgage is declined.
- Ask which specific units carry the €168,000 entry price and get the price per built square metre for each, alongside floor, orientation, terrace area and whether parking and storage are included or extra.
- Request the milestone calendar and the building licence reference. A milestone schedule with no licence reference behind it is a plan, not a permission.
- Instruct a lawyer with no fee relationship to Aedas or to any introducing agent, and instruct them before the reservation rather than after.
- Visit Gaudia next door. Ask two residents about finish quality and ask the administrator what the community charge actually settled at.
- Model the return on long-let rent with real IBI and community figures, and apply the correct non-resident tax treatment for your nationality.
- Confirm in writing what the handover pack includes: appliances, wardrobes, air conditioning provision and parking allocation are the four items most often assumed and least often specified.
- At completion, check that the licencia de primera ocupación has been issued for your block specifically, not for the phase in general.
Insider tip: ask for the community fee estimate and the reserve fund provision in the same document. A low monthly charge paired with no reserve fund is a deferred bill, and in a scheme with a pool and a social club the first significant repair arrives sooner than owners expect.
Sequencing for the whole purchase is in the due diligence guide, and our shortlist service will put Satia next to two comparable inland schemes if you want the contrast before committing.
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Get the current unit schedule, payment stages, and bank-guarantee checklist for Satia Murcia. Our Spain advisors reply within one business day with lawyer-ready next steps.
Frequently Asked Questions
No. Satia is in the Zona Norte of Murcia city, inland. The Costa Cálida and Mar Menor coastline is roughly 40 to 50 minutes by car. Any material describing this scheme in beach terms is describing a different kind of asset.
Two phases totalling 198 homes, with the first phase of 99 units released first. Ask the sales office which phase a given unit belongs to, because the phase determines your handover date and your guarantee timeline.
Aedas has indicated handover beginning in Q2 2028, with construction started in January 2026. Treat the date in your signed contract as the operative one and check what remedy it gives you for delay.
Budget roughly 13.5% on a Murcia new build: 10% IVA, 1.5% AJD under Ley 3/2025, plus notary, land registry and independent legal fees of about 1.5% to 2% combined. On a €168,000 unit that is roughly €190,700 to €192,300 all-in.
You would be operating against the grain of the market. Murcia city's rental demand is students, university and hospital staff, and regional government employees on twelve-month contracts. Underwrite it as a long let; the short-let licence question that dominates the Costa Blanca and Costa del Sol is largely beside the point here.
Steps common to every Spanish new build are in the non-resident buyer checklist.
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