Only good land.
We sell land: we put it only in front of those who can buy it.
We find land: we do whatever it takes to reach it.
At CELSIK Suelo we are land brokers in Spain. Whether it is the estate you inherited or an entire development area, the path is the same, and we walk it with you from start to finish.
A message, a call or the form. The location and a rough idea of the size are enough. If you have the cadastral reference or a photo, even better; if not, we will find it. Your paperwork does not need to be in order.
We study what can be built under the town hall's planning framework, look for comparable sales and calculate what a developer would pay today. We explain it with clear figures, free of charge and with no obligation.
We show it discreetly to buyers looking for exactly that land, negotiate on your behalf and stay with you until the notary. We are paid only if it sells.
What land do we work with, what do we charge, what paperwork is needed?
Questions and answers →Developers, cooperatives, build-to-rent funds, hotel groups and family offices. Often before the land reaches the market.
Six ways we can help you with land. The same rigour for a family selling a grandparent's estate as for a bank that has to move a portfolio off its balance sheet.
We value it and put it in front of those who can buy it.
Landowners · Families · Developers
A sale in circles: first two or three trusted buyers, then a restricted process of around twenty-five and, only if needed, an open one. Blind teaser, confidentiality agreement, a record of who has received what, and a report to the owner on every interested party.
Land that fits what you are looking for, often before it reaches the market.
Developers · Funds · Family offices
We work from written criteria in five fields: what, where, ticket, return and deal-breakers. Each brief is matched against our land database and against everything that comes in each week from owners, partners and our radar.
What can be built and what it is worth, with the figures in plain sight.
Landowners · Buyers · Banks
We read the planning framework the way the town hall reads it: area file, management stage, land transfers, servicing levies and registry encumbrances. Static and dynamic residual value, market comparables and a stress test: the sale price at which it stops working.
Offers a committee can approve, from buyers with funds.
Banks · Servicers · Insolvency administrators
REO, Sareb, auctions, insolvency sales and debt secured on land. Offers anchored in comparables and residual value, mindful of the seller's book value; assignment of the auction award and purchase from the debtor with the creditor's consent.
When the price does not work, the payment terms sometimes do.
Sellers · Buyers
Payments tied to servicing and licensing, resolutory conditions, selling the company instead of the land, assembling neighbouring plots or resolving joint ownership.
We spot land with an identifiable owner before it reaches the market.
Investors · Developers
Official gazettes, auctions, the Cadastre, planning and listing portals, cross-referenced. Our own database of sites and comparables, with price history, dates and sources. Technology tells us where to look; the phone does the rest.
A bank, servicer, insolvency administrator or fund? We speak your language: book value, committee, assignment of award, forward purchase. Write to us →
Fully permitted land in the Levante, from the first message to seven buyers studying it.
That is why we take on few sites at a time: the ones we can work like this.
Real cases, without names or exact locations. We write them so as not to forget them, and publish them because they save time and money for anyone selling or buying land.
Tap a story to watch it. They play on their own; tap the right side to go on and the left side to go back.
The thesis was good. The town hall had written something else on page 131 of an annex.
Watch storyAn industrial site in Madrid reached us with an attractive thesis: a new regional law would allow temporary accommodation on vacant industrial land while keeping all of its industrial buildability. On that reading, the asking price of 23 to 25 million euros made sense.
We could have sent that thesis to ten funds. First, we went to the municipal file of the special plan that applies the law. In a 194-page annex, the town hall has a sheet for every industrial area in the city. The one for this site said global industrial use and added a literal remark:
"Signs of possible covert residential conversion are noted."
With the uses that are permitted (urban logistics, retail, hotel) the residual value of the land was between 6 and 10 million. The asking price matched the value of a use that does not exist on that plot.
We told the owners, with the sources, without a curt "no" and without asking for anything in the same message. Losing that deal was the best way to show what we are for. Our rule ever since: before valuing land, read the area's planning sheet.
A family that had never signed a mandate signed one in a week. Not out of goodwill: because we arrived with the work done.
Watch storyA developer family in the Levante owned fully permitted land: servicing paid, no cap on the number of homes, next to schemes that sell well. They had spent years building to keep the buildings for rent; this project was too big for them.
We did not ask for the mandate verbally. We arrived with a residual value model, a written mandate proposal, an analysis of who would buy and at what price, and a payment structure that shared the risk of the servicing timetable.
"Nobody had come to me with numbers like these."
The owner signed his first ever sale mandate. Forty-eight hours after the paperwork was closed, seven qualified buyers were studying it under confidentiality.
What we learned: in land, whoever holds the land calls the shots. And it is not charm that opens the owner's door; it is preparation.
When a fund calculates the residual live, the negotiation stops being about opinions.
Watch storyIn the first round for a site in the Levante, a buyer worked out his static residual value during the call: sale price of the homes, margin, costs and construction cost. He arrived at a price per square metre of floor area below what the owner was asking.
We did not argue with his formula: we used it. With his own assumptions, if the sale price rises to the lowest price the scheme next door is advertising today, the asking price works. And with a staged payment schedule, the developer's return holds.
The static residual is the buyer's language. Whoever sells land has to speak it better than he does.
And know when the dynamic residual, which measures time and payment schedules, tells a different story. Often the price gap is not in the square metre but in the calendar.
Filtering quickly and with judgement is what makes a partner come back.
Watch storyA partner on the Andalusian coast sent us a report with thirteen sites at 8:35. By 13:40 he had an answer: the five we would focus on, why, what was missing for each, and the eight we were discarding.
Every site went through the same filter: residual value against asking price, planning quality (does it have a licence, is it serviced, is demand proven) and whether it matched any written brief we already had.
And a warning that protects everyone's reputation: one of the sites was listed on three portals, cheaper than in the report. Sending it to a fund would have burnt the site and our name.
Saying no quickly is also a service.
Before ordering a registry extract, we look for the land on the portals. Always.
Watch storyWe were offered a site on the coast for 3.8 million. A five-minute search found it listed on a land portal at 3.4.
It is not unusual. Land passes through several hands, each intermediary adds a margin and sometimes the owner does not even know. The problem is not only the price: an asset circulating everywhere no longer has an orderly process, and every serious buyer knows it.
Since then, everything that reaches us is checked against the portals first, and nothing moves without a mandate from the owner.
If your land is listed in five places at five prices, you are selling doubt, not land.
Technology tells you where to look. The phone wins the mandate.
Watch storyWe cross-referenced every built plot in a city in the north-west, 21,515 of them, with its planning, to find those that could build far more than they have. Five passed the filter. One looked excellent.
We ordered the registry extract, did the analysis and called. The owner was already developing it.
Two lessons. First, the order: portals and licences before the registry extract; if there are works or a listing, it is discarded in five minutes. Second, the economics: identifying an owner costs us about 20 euros. A single sale pays for thousands of those searches.
The radar is cheap. Not calling is what is expensive.
If the land is held by a bank, a court or an inheritance of nine siblings, whoever solves the problem gets paid.
Watch storyA bank that needs to clear assets from its balance sheet, an inheritance nobody wants to move, a developer who owes the bank, an insolvency administrator who has to pay creditors. Land comes out when someone solves that problem.
So when land belongs to a bank or a servicer, we ask ourselves an honest question: what do we bring? Almost always one of five things: a buyer the seller does not have, an offer its committee can approve against its book value, unblocked planning, assembly with the neighbouring plot, or a payment structure.
One of the clearest signals is an auction left void with a bank behind it: there is a creditor that wants to sell and a public file that says who it is.
If we bring none of the five, we do not get involved. If we bring one, we charge for it.
Good land is not found: it is unlocked.
The buyer has to feel he would have paid a little more.
Watch storyA professional with many years of selling land reviewed figures of ours that we thought were good. His diagnosis was short: too optimistic. He lowered the sale price of the homes to what is really paid in the area, recalculated, and the land price that came out was a different one.
And he left us a rule:
"The buyer has to feel he would have paid a little more."
Every time land goes out at a price nobody can defend, a bullet is spent: the buyer who looks at it and passes almost never comes back, even if the price later falls.
That is why, before going to market, we adjust the price with the owner and with figures. One uncomfortable conversation, instead of a public price cut later.
No land goes out without that list. And without the list of who you do not want us to call.
Watch storyWe lost weeks on an asset that buyers already knew when we brought it to them: the owner had offered it to half the market before us. The analysis was good; the asset was burnt.
Since then, the first question for any site is asked in writing: who have you shown it to already? No land goes out without that list, and without the list of people you do not want us to call.
It is not mistrust. Reaching a buyer who has already passed burns the land and the credibility of whoever presents it. With the list in hand, every call adds up.
And the other way round: we tell the owner about every confidentiality agreement signed and who has received what. Transparency in both directions.
I am Carlos Codert, a partner at CELSIK Group and head of CELSIK Suelo. I trained as an architect at IE University, and in architecture school you learn that every building starts as a line on a piece of paper.
What took me longer to learn is that before that line there is always a piece of land, and someone who believed in it before anyone else.
That is why I work in land: it is where architecture meets capital. An architect looks at what can be built; an investor, at what it is worth. To sell land well you have to do both at once, and very few of us do.
The way I work is simple: read the whole file before giving a price, tell you what your land is worth even if it is not what you hoped to hear, and never leave a call unreturned. If your land is not for us, I will tell you on day one.
Every week I sit down with developers, funds, banks and servicers that buy land. When you tell me about yours, chances are I will already know whom to call.
We read everything and reply to you ourselves, personally. No obligation.
You do not need any paperwork to start. The location and a rough idea of the size are enough. If you have the cadastral reference or a photo of the deed, even better; if not, we will find it.
A land broker is an intermediary who works only in land: they value it according to what planning allows to be built, find the right buyer (developers, cooperatives, funds) and negotiate the sale through to the notary. At CELSIK Suelo we are land brokers in Spain: we work across the country from Madrid and are paid only if it sells.
Message or call us and tell us where it is. We study what can be built under the town hall's planning framework, calculate what a buyer would pay today and explain it to you. If you decide to sell with us, we sign a mandate with the terms in writing, show the land discreetly to buyers looking for exactly that, negotiate on your behalf and stay with you until the notary.
Land is worth what a buyer can pay for it and still make money. It depends on three things: what planning allows to be built (floor area and uses), the price at which the finished product will sell, and what it costs to build, service and wait. This is the residual value method used by developers and banks. We run the calculation for free, with the assumptions in plain sight, and check it against real sales in the area.
We are paid only if it sells. Our fee is a percentage of the sale price, agreed in writing in the mandate before we start. If it does not sell, you pay nothing. The initial valuation is free.
To start, none: knowing where it is is enough. To sell, you will need the following, and we help you gather them:
Yes. Normally all owners sign, and in inheritances it is very common for them not to see things the same way. A price justified with figures everyone understands is usually what unlocks the decision. If someone still refuses, Spanish law allows any co-owner to request the division of the property or, if it cannot be divided, its sale; that is the last resort and it is better to arrive in agreement. We have worked with families of many siblings and know how to handle the process calmly.
Rural (non-developable) land generally cannot be built on except for specific uses, such as agriculture or certain installations. Developable land is earmarked by the plan to become part of the city, but it must first be planned and serviced, usually together with the other owners in the area. Urban land is already part of the city. Fully permitted (finalista) land is urban land with servicing completed or paid for, ready for a building licence; it is the most valuable and the most sought after by developers. Terms vary slightly between regions. And note: a rural classification in the Cadastre does not always mean nothing can be built; what counts is the town hall's planning framework.
No. We are brokers: we work so that you sell to the best possible buyer, or to find you the land you are looking for. As we do not buy for ourselves, we can tell you what it is worth with no conflict of interest.
We work across Spain from Madrid. We currently have land under study or on the market in Madrid, Andalusia, the Levante and Galicia. If your land is in a small municipality, that is fine too: what matters is not its size but what can be done with the land and who would buy it.
It depends mainly on its planning status and on the price being justified. Well-priced fully permitted land can attract interested buyers within days and complete within a few months; land still in planning or servicing needs more time, or a payment structure tied to its milestones. Before signing anything we give you a realistic timetable.
It depends on who is selling and on the type of land. If an individual sells, the gain is taxed under personal income tax (IRPF or, for non-residents, IRNR) and, if the land is urban, municipal capital gains tax (plusvalía) usually applies too. If a company sells, it is taxed under corporation tax and, in general, the sale of urban or developable land carries VAT. Always check with your tax adviser; we help you estimate the figures before you decide.
With institutional sellers we work as approved agents or under a fee agreement: we bring signed offers, justified with comparables and residual value, from buyers with proven funds, designed so that a committee can approve them. With institutional buyers we work against written criteria: product, location, ticket, return and deal-breakers. We also analyse auctions, insolvency sales and debt secured on land.
Ask five things: whether they work only in land; whether they can read the planning framework and calculate a residual value; whether they have buyers with written criteria, not just a mailing list; whether they are paid only when it sells; and whether they will tell you what your land is worth even if it is not what you want to hear. At CELSIK Suelo we have set out to be the best land brokers in Spain, and that is exactly how we work.
CELSIK Suelo
