If you are considering buying a house in Maresme – especially a new build detached luxury villa in Sant Andreu de Llavaneres – this guide concentrates everything you need to decide judiciously: top areas, legal and tax process of new construction, times, checklist and an honest comparison between urbanizations. From Arquitectura Residencial we have been selling bespoke urbanisations and villas on the Catalan coast and the Balearic Islands for years; This field experience allows us to anticipate real doubts from high-end buyers and focus on what really adds value: privacy, views, access and legal certainty.
Why Llavaneres: climate, views and connection with Barcelona
The Maresme offers a combination highly sought after by international buyers and executives working in Barcelona: mild climate, views of the Mediterranean, consolidated urbanizations and agile connection with the city. Llavaneres, in particular, concentrates plots with gentle slopes and south-east orientation that allow you to design contemporary villas with large windows, terraces and infinity pools. Our team has accompanied families who prioritized absolute privacy and, after analyzing noise, roads and real neighborhood, we selected micro-zones with minimal exposure and access control.
Real distances: motorway, train and airport
For discerning buyers, daily logistics matter as much as aesthetics. From Llavaneres, the junction to the C-32 takes the centre of Barcelona in approx. 35–45 minutes depending on the time; BCN Airport is usually 50–60 minutes away with smooth traffic. The commuter train is useful for staff or teenagers. When we organize private visits, we map out traffic scenarios in peak strips and check door-to-door times to schools and golf clubs.
Marina, golf club and premium services
Port Balís (marina) and the golf club of Sant Andreu de Llavaneres provide a nautical and social lifestyle that many premium buyers seek. On our tours, we usually combine technical visit to plots/villas with a walk through the port and its restaurants to experience the local rhythm. To compare cultural offer and municipal services, you can expand on the website of the City Council of Sant Andreu de Llavaneres.
Top urbanisations for a detached villa
The right decisions start with the exact location. In Llavaneres Supermaresme, La Cornisa / El Mirador, Rocaferrera, Bell-Aire and Montalt Parc stand out. Throughout our sales operations on the Catalan coast and the Balearic Islands, we have found that the real difference between urbanizations is not only their name, but also the width of the roads, slope, exposure to wind, power lines and infrastructures, night lighting and the level of consolidation (noise from future works or lack of homogeneity).
Supermaresme: panoramic views and privacy
Supermaresme is synonymous with commanding pitches and open views. The new-build villas maximise orientation, cross ventilation and landscaped platforms to preserve privacy. Here we recommend studying the profile of the slope and the height of the crest with a magnifying glass so that the pool and the day area enjoy the sea without compromising privacy. In recent purchases, our clients have valued the architectural homogeneity and quality of the neighborhood.
La Cornisa / El Mirador: very spacious plots and sea views
La Cornisa / El Mirador is a recent urbanisation with particularly spacious plots, ideal for contemporary villas of one or two storey with large gardens, swimming pool and wellness areas. Several plots enjoy sea views and a very favourable orientation for natural light throughout the day. The width of the plots allows for greater separation between homes, which translates into more privacy and less acoustic interference. In this area we have a very exclusive villa for sale: modern architecture, day spaces open to the garden, master suite with panoramic terrace, integral home automation and high level energy efficiency. For buyers who value generous land, the possibility of bespoke landscaping and easy access to the services of Llavaneres, La Cornisa / El Mirador is a strategic alternative to consider together with Supermaresme.
Rocaferrera and other areas (Bell-Aire, Montalt Parc): pros and cons
Rocaferrera combines proximity to the village with large plots and a mix of modern and traditional houses. Bell-Aire and Montalt Parc stand out for their tranquillity and good views/access ratio. The optimal choice depends on priorities: if proximity to the centre and daily services is key, Rocaferrera usually wins; if the 180° sea view and absolute privacy weigh more, Supermaresme takes advantage; if you are looking for large plots with scope for a powerful landscape project and sea views in a newly developed area, La Cornisa / El Mirador fits very well. In Residential Architecture we have intermediated custom-made homes in all of them and we know the nuances (noise, easements, occasional traffic).
What to look for on the plot (orientation, slopes, roads and regulations)
Before falling in love with a rendering, it is advisable to analyse the urban planning file, occupation, buildability, setback lines and dimensions. In our due diligences we measure pending issues (they affect the containment budget), we study sunlight in winter/summer and we plan comfortable access to the garage. For new construction, the tax framework differs from the second transfer: VAT (usually 10% for housing) and AJD is taxed. Check the concepts at the Tax Agency (AEAT).
Luxury New Build: Step-by-Step Buying Process
The purchase of new construction in the Maresme requires order and control of milestones. In our practice as advisors and marketers of tailor-made luxury homes on the Catalan coast and the Balearic Islands, we use a clear methodology that avoids surprises and protects your investment.
Budget, due diligence and reserve
We set a global budget (housing price + taxes + extras + furniture + landscaping) and carry out urban and technical due diligence : charges, easements, feasibility of the project and schedule. After that, we proceed with the reservation with precise conditions (deadlines, documentation, reciprocal penalties).
Contract, payment milestones and guarantees in new construction
The purchase or promotion/contract contract defines payment milestones linked to the progress: foundations, structure, enclosures, installations, finishes and delivery. We recommend that each payment be linked to the technical architect’s work certifications . In our operations, we also negotiate guarantees (guarantee/insurance) and punch list of auctions prior to signing.
Taxes and expenses (VAT, AJD, notary, registry)
In new construction, the buyer usually bears VAT (10% main residence; 21% in certain annexes) and AJD (regional rate). In addition, notary, registration and, if applicable, appraisal. Tax regulations can be updated; check types and models at the AEAT and, for mobility/environment planning, consult the Consorci de Turisme de la Diputació de Barcelona.
Turnkey villa vs bespoke house: what suits you
Turnkey offers speed and certainty of deadlines and costs; Custom home maximizes customization and positions the villa to your lifestyle. In recent projects, buyers who traveled frequently chose turnkey to enter in 6–9 months; Families who valued wellness, gourmet spaces and wine cellar opted for bespoke ones, assuming 14–18 months. Our experience selling and coordinating villas on the Catalan coast and the Balearic Islands allows us to size the team (architect, project manager, landscape designer) to meet the schedule without losing quality.
Deadlines, customization and quality control
For custom work, we define a Quality Book and a Change Table where we write down extras (KNX home automation, minimalist carpentry, natural stone, aerothermal air conditioning, photovoltaic panels) and their impact on time and cost. This way we avoid deviations and gain traceability.
Energy efficiency, home automation and wellness (spa, swimming pool, gym)
Current demand prioritises efficiency A, comprehensive home automation and wellness at home (spa, sauna, gym, cinema room). We integrate these items from the preliminary project so that architectural design and engineering work together.
How we select your ideal home in the Maresme (methodology)
We work with a buyer advisory approach. First, we define with you the 5 non-negotiable criteria (views, privacy, access, proximity to schools/port, budget). Then, we carry out private pre-selection and design a discreet visit route . Our experience closing operations in premium developments on the Catalan coast and the Balearic Islands helps us to quickly discard what does not fit and to negotiate favourable conditions in what does.
Private pre-selection and discreet visits
We schedule time slots with developers/owners, verify documentation and prepare a technical dossier for each asset (memory, qualities, orientation, noise levels, maintenance cost).
Technical coordination (architect, surveying, energy)
For new construction we involve architect, surveyor and engineer from the beginning. We carry out geotechnical studies when necessary and sunbathing/ventilation simulations to optimise comfort and energy expenditure.
Negotiation of extras and premium after-sales
We negotiate key extras (home automation, landscaping, bulthaup/poliform kitchen, marble) and establish an after-sales service with response time SLA. This point is differential: we have managed complex after-sales in coastal projects and we know how to anticipate solutions before closing.
Urbanization comparison table and purchase checklist
Table: views/privacy/accesses/services
| Urbanization | Sea views | Privacy | Access (C-32) | Proximity to the village | Premium services | Ideal profile |
|---|---|---|---|---|---|---|
| Supermaresme | ★★★★★ | ★★★★★ | ★★★★☆ | ★★★☆☆ | Golf/Port Balís a few min. | Dominant view, total privacy |
| La Cornisa / El Mirador | ★★★★☆ | ★★★★★ | ★★★★☆ | ★★★★☆ | Expanding environment | Large plots, views and garden |
| Rocaferrera | ★★★★☆ | ★★★★☆ | ★★★★★ | ★★★★★ | Daily services very close by | Family Life Near Village |
| Bell-Air | ★★★☆☆ | ★★★★☆ | ★★★★☆ | ★★★★☆ | Tranquil surroundings | View/accessibility balance |
| Montalt Parc | ★★★☆☆ | ★★★☆☆ | ★★★★☆ | ★★★★☆ | Consolidated neighborhood | Families looking for calm |
Checklist for a safe purchase of new construction
- Location: check slopes, orientation and real noise (day/night).
- Urban planning: buildability, occupation, setbacks, easements and charges.
- Developer/construction company: solvency, preliminary works, guarantees and insurance/guarantee of amounts.
- Contract: payment milestones linked to work certifications and detailed calendar.
- Qualities: signed report, marks and technical data sheets (carpentry, air conditioning, home automation).
- Efficiency: energy label objective A, aerothermal and photovoltaic dimensioned.
- Taxation: estimate VAT and AJD with scenarios; check in AEAT.
- Environment: real times to Barcelona, international schools, resources of the Provincial Council and municipal services.
- After-sales: Response SLA, Chapter Guarantees, Pre-Delivery Punch List .
Frequently asked questions about buying from Llavaneres
Private tour and purchase advice with Arquitectura Residencial
If you are looking for a house for sale in the Maresme —especially in Llavaneres—, we invite you to visit our villa exclusively in La Cornisa / El Mirador. Schedule a private tour with our team. We put at your service our experience selling urbanizations and custom houses on the Catalan coast and the Balearic Islands, technical coordination and negotiation of extras so that you can premiere the perfect villa with total peace of mind.
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