Energy-efficient properties in Spain – how much will you really save on your bills?

When buying a new apartment or villa on the Costa Blanca or Costa del Sol today, you don’t have to wonder whether the property is energy-efficient — you can be sure it is. Energy efficiency is no longer a premium option you pay extra for. Since 31 December 2020, it has been a legal obligation for every developer in Spain. This means that every new building whose project was submitted after that date must meet the NZEB standard — a nearly zero-energy building. In this article, we explain what this specifically means for the buyer: what energy-efficient homes look like and how they work, why they are built this way, and what sets new construction apart from old apartments.

Why must new homes in Spain be energy-efficient?

The answer is simple: the law requires it. The EU’s EPBD (Energy Performance of Buildings Directive) and the Spanish Technical Building Code (Código Técnico de la Edificación, or CTE) that implements it mean that energy efficiency is no longer a developer’s choice but a mandatory condition for obtaining a building permit.

Behind these regulations lies hard data: buildings account for approximately 40% of total energy consumption in the European Union and generate over 36% of energy-related greenhouse gas emissions. At the same time, over 80% of existing buildings in Spain receive an energy certificate of class E, F, or G — the lowest possible efficiency level. The new legislation aims to reverse this trend, starting with what is being built today.

But regulations are not the only motivation. Rising electricity prices mean that buyers are increasingly aware of property running costs. In sunny Andalusia and on the Costa Blanca, where summer lasts several months and air conditioning works intensively, the difference in bills between a new and an old building can amount to several hundred euros per year. For a holiday apartment owner or an investor renting out property — this is an argument that cannot be ignored.

The NZEB standard — what does it mean in practice?

NZEB, or Nearly Zero-Energy Building, is a building designed so that its energy demand is minimal, and the small amount it needs comes as much as possible from renewable sources. It is not about a single element — it is a set of solutions that together form a coherent system. Since 31 December 2020, every new residential building in Spain must meet this standard.

In 2030, the bar will be raised even higher: the ZEB (Zero Emission Building) standard will come into effect, requiring zero CO₂ emissions from fossil fuels on site. Many modern developers operating on the Costa Blanca and Costa del Sol are already building closer to this standard — not only because the law demands it, but because discerning buyers from Western Europe and Scandinavia expect it. A detailed timeline of regulations and implementation dates can be found in our article on energy efficiency in Spain.

What does an energy-efficient home in Spain look like? Technologies and solutions

A modern apartment on the Costa Blanca or a villa on the Costa del Sol is a completely different building from one built 20 years ago — even if it looks similar from the outside. The difference lies in what is invisible: in the walls, installations, and systems that together make the home consume drastically less energy while providing a higher level of living comfort.

Thermal insulation — the foundation of everything

Every energy-efficient building starts with an envelope that does not let heat pass where it should not. New homes and apartments in Spain use high-quality insulating materials — mineral wool, graphite polystyrene, or polyurethane foam — with parameters that far exceed former building standards. Windows are typically double- or triple-glazed with argon filling and thermally broken frames, which virtually eliminate energy losses through glazing. The effect is immediately noticeable: in summer, the interior stays cool without the air conditioning running constantly; in winter, heat does not escape outside.

Aerothermal energy — the heart of the modern home

The traditional gas boiler is a relic of the past in new construction. Its place has been taken by aerothermal systems — air-to-water heat pumps that extract thermal energy from the outdoor air and convert it into heating, cooling, and domestic hot water using a single unit. For every 1 kWh of electricity consumed, they deliver 3 to 5 kWh of thermal or cooling energy.

This solution is exceptionally well suited to the Mediterranean climate. In Andalusia and on the Costa Blanca, temperatures almost never drop below zero — aerothermal systems operate at maximum efficiency all year round. In summer, the same system handles room cooling, eliminating the need for a separate air conditioning unit. Underfloor heating powered by aerothermal energy is also becoming standard — quiet, even, and exceptionally economical.

Photovoltaics — your own power station on the roof

Photovoltaic panels are now an almost mandatory element of new developments and villas in Spain. A rooftop installation or panels on the building’s communal elements allow electricity to be produced directly from sunlight — for free, silently, and without emissions. Spain averages over 3,000 hours of sunshine per year, and the Costa del Sol and Costa Blanca are among the best locations in all of Europe in this regard. This means that a photovoltaic installation here works far more intensively than in Germany, Poland, or the United Kingdom — and the return on investment is significantly shorter.

Mechanical ventilation with heat recovery

A well-insulated building needs to breathe — but in a controlled way. Mechanical ventilation systems with heat recovery extract heat or coolness from the exhausted air and transfer it to the fresh air drawn in from outside. This means residents constantly breathe filtered, fresh air without losing the energy invested in heating or cooling it. This is particularly important in areas with high levels of dust or in homes near the beach, where ventilating through open windows can be inconvenient.

Smart building management systems

Modern properties on the Costa Blanca and Costa del Sol are increasingly equipped with home automation systems: smart thermostats that learn residents’ habits, external blinds and shutters that react automatically to sunlight exposure, and LED lighting controlled by presence sensors. The EPBD 2024 directive mandates the installation of energy management systems in new buildings — this is now a standard, not an option.

Electric vehicle infrastructure

New building regulations in Spain require that new residential buildings be equipped with electric vehicle charging infrastructure or at least with pre-installed wiring ready for its installation. In modern developments on the Costa Blanca and Costa del Sol, charging points in underground garages are already standard — yet another element that sets new construction apart from the secondary market.

Energy certificate in new construction — what do you get from the developer?

When buying a property from the primary market on the Costa Blanca or Costa del Sol, you do not need to worry about arranging an energy certificate — this is the developer’s obligation. Moreover, new construction requires two separate documents: a project certificate, issued before construction begins, and a completed building certificate, prepared after the development is handed over for use. The developer must provide you with both at the time of signing the notarial deed.

The certificate assigns the building an energy class on a scale from A (best) to G (worst). New buildings meeting the NZEB standard practically receive class A. The certificate is valid for 10 years from the date of registration — with the exception of properties in class G, for which the validity period is shortened to 5 years. Everything you need to know about the energy certificate when buying and selling property in Spain can be found in our dedicated guide.

New vs. old construction — the real difference for the owner

The comparison between a new and an old property is best seen in everyday costs. The owner of a 1990s apartment on the Costa del Sol, equipped with old windows, no insulation, and split air conditioning, pays summer electricity bills amounting to hundreds of euros per month. The owner of a new apartment in the same region — with aerothermal energy, photovoltaics, and good insulation — often keeps costs within a few dozen euros, and in months with intense sunshine, panel production covers current consumption almost entirely.

The table below shows estimated monthly and annual running costs for an apartment of approximately 80 m² on the Costa Blanca or Costa del Sol — depending on the building’s energy standard. The values are approximate and may vary depending on residents’ habits, location, and current energy tariffs.

This directly translates into market value. According to Banco de España data, properties with class A or B are valued 9–10% higher than comparable properties with class F or G. On the Costa Blanca and Costa del Sol, where the market is largely driven by buyers from Northern Europe — accustomed to high energy standards and aware of running costs — this difference is particularly pronounced. An energy-efficient property sells faster, is easier to rent out, and may qualify for so-called green mortgages (hipotecas verdes) with more favourable interest rates.

Which buildings in Spain require modernisation?

Energy efficiency is the standard in new construction — but what about the millions of apartments and houses built before 2020? Over 80% of existing buildings in Spain receive an energy class of E, F, or G. These are buildings constructed without today’s standards: without proper insulation, with gas heaters, and single-pane windows. This segment of the market faces the need for modernisation.

The EPBD 2024 directive imposes on member states the obligation to gradually renovate the worst-performing buildings in terms of energy — both residential and commercial. Owners of older properties who plan to rent or resell should follow the evolving regulations and consider modernisation: wall insulation, window replacement, replacing the gas boiler with an aerothermal system, and installing photovoltaic panels. The European Union provides substantial funding for this purpose. However, it is worth remembering that investing in a thorough renovation of an old building can be costly — and does not always achieve the same result as purchasing a new, ready-made property.

Frequently asked questions (FAQ)

Energy-efficient properties on the Spanish market

Energy efficiency in new construction in Spain is not a trend — it is current law and an everyday reality of the property market. Every new apartment and every villa on the Costa Blanca and Costa del Sol built since 2021 is a class A building: with aerothermal energy instead of a gas boiler, photovoltaic panels on the roof, thick thermal insulation, airtight multi-pane windows, and smart energy management systems. These are buildings whose electricity bills are a fraction of what owners of older properties pay — and whose market value is, and will continue to be, higher.

If you are considering buying property in Spain, energy efficiency should be one of the first questions you ask — not because it is fashionable, but because it translates into real money: lower running costs every year, a higher price in the event of resale, and better rental terms.