Casa unifamiliar de 372 m² con parcela de 450 m² en la calle Carretas, Aranjuez
Calle Carretas 45, 28300 Aranjuez (Madrid) · Aranjuez, Madrid
The images are indicative and may not reflect the current condition of the property.
The bid that matters is a band, not a price
In a court auction nobody knows in advance what it will be awarded for. So we do not assume a price: we show you between which bids the sale is approved and still pays off.
No bid is approved without further steps and pays off: the maximum that pays off (€303,835) is below the minimum without further steps (€338,714).
- Calculation scenario · 70 %
- €338,714
- Cost until you hold the keys€406,537
- Margin+€18,463
- Maximum that pays off
- €303,835
- Cost until you hold the keys€369,565
- Margin+€55,435
The maximum starts from our market value (€425,000), a manual estimate not yet checked against official data. If that value changes, the maximum changes with it. See how it is valued
The actual starting price of this auction is €0: it is only where people start bidding, which is why the figures on this page are calculated at 70 % of the auction value, so you get an idea of what it really costs.
What 70 % and 70 % mean
They are legal thresholds on the auction value, which is the reference set by the notice (often an old valuation, not a market price). At 70 % or more the sale is approved without anyone being able to top it. Between 70 % and 70 % the debtor has 10 working days to bring a third party who offers more. Below 70 % it is only approved in specific cases.
How much would you bid?
Type your bid and everything is recalculated: what you really pay, the verdict, the sensitivity and the yield if you rent it out.
The other costs are calculated automatically from the asset's verified data: surviving charges, taxes in Madrid, recovering possession and refurbishment.
From €338,714 to €406,537.
With a bid of 70 % of the auction value (€338,714), the one that gets the sale approved without anyone being able to top it. It is a scenario to give you an idea, not a prediction of the final award price. In an auction you inherit the prior charges and pay to recover the property. This is what it costs you in total, until you hold the keys.
The margin (4.5 %) does not cover the usual surprises of an auction. A delay or a surprise eats all of it.
Does your bid hold up?
Winning the auction does not always mean keeping the property. Depending on how much you bid relative to the auction value, the sale is approved straight away, is held pending a better offer from the debtor, or may not be approved at all.
You are at 70 % and your bid covers the debt claimed. The debtor has 10 working days to present a third party who beats your offer with at least 60 % or whatever covers the debt. If nobody does, the sale is approved in your favour.
| Threshold | Amount | What it means |
|---|---|---|
| 70 % · Direct approval | €338,714 | From here the sale is approved without anyone being able to top it. |
| 60 % · Third-party improvement | €290,327 | Below 70 %, the debtor has 10 days to bring someone who offers at least this (or whatever covers the debt) and takes the property from you. |
| 70 % · Floor because it is a main residence | €338,714 | It is not approved for less, unless the bid covers the whole debt and reaches 60 %. |
| Debt claimed | €162,360 | If your bid covers it, the floor drops (to 40 %, or 60 % if it is a main residence). |
Percentages of the auction value (€483,878). Articles 670 and 671 of the Spanish Civil Procedure Act, after the reform by Organic Law 1/2025 (in force since 3 April 2025).
Will it actually go ahead?
€162,360 is claimed, which is 34 % of the auction value (€483,878). The debt is moderate compared with the value: a last-minute deal with the creditor is possible. Follow the auction status to the end.
It is a common-sense indicator, not a statistic: we do not yet have our own history of suspended auctions to calibrate it.
How much cash you need, and when
The real cost says how much. This says when, which is what decides whether you can bid: the rest of the price falls due before a bank can give you a mortgage.
- Before biddingDeposit
The one set by the notice. If you do not win, it is returned.
€24,194returned if you do not win - 20 working days after the sale is approvedaround 9 Dec 2026 at the earliestRest of the price
If you do not pay on time, you lose the deposit. In this window it is very hard for a bank to grant you a mortgage: plan to have it in cash.
€314,520 - After the award decreearound 20 Jan 2027Taxes and registration costs
Transfer tax (ITP) in Madrid (6 %) plus registry and agency fees. The deadline for paying ITP depends on your region, almost always one month.
€22,823 - Within the following 8 monthsPossession, holding costs and refurbishment
A lawyer and court representative if possession has to be recovered, property tax and community fees in the meantime, and the refurbishment.
€45,000
Approximate dates: they count working days excluding weekends and August, but not public holidays. The court has the final say.
What it is worth, and with what error
It is not a valuation: it is the cross-check of several official sources, each with its own margin of error.
What if the market value is different?
The market value above is an estimate from comparables, not a valuation. This is the margin if the home is worth a little less or more per square metre, and if you end up paying the no-further-steps minimum or a bit more.
How this asset scores
A mark from 0 to 100 with the full breakdown. No black box: you can see how much each factor weighs and why it scores what it scores.
The score of each factor and why it scores what it scores is in the full analysis.
What we found, and what it means
What each risk means and what to check before bidding is in the full analysis.
What we still do not know for certain
This comes neither from the Land Registry nor from the Cadastre. These are the specific questions that, if you resolve them before bidding, change the analysis more than any other data.
- Confirmar en el Portal de Subastas la puja mínima de salida real y la fecha de cierre: no constan en el edicto (aquí la salida está a 0 de forma provisional y no hay fecha de cierre).
- Vivienda habitual de los ejecutados y OCUPADA: el desalojo puede tardar años y, si acreditan especial vulnerabilidad, el lanzamiento puede suspenderse aunque te adjudiques la casa (Ley 1/2013). El motor estima 8 meses y 4.000 €: es optimista. Pedir inspección al Tribunal durante la licitación y consultar con un abogado.
- Superficie: el Registro dice 3 plantas de 90 m² construidos (270 m²) y el Catastro 372 m² construidos. Se usa la del Catastro (372 m²); comprobar cuál corresponde a lo que se subasta. La finca no está coordinada gráficamente con el Catastro.
- Estado del inmueble desconocido: construida en 1979 y sin datos de reforma. La reforma estimada es la que el motor calcula por defecto (350 €/m² x 372 m² = 130.200 €): con una casa de este tamaño es la partida que más mueve el resultado. Visitarla o pedir presupuesto.
- El valor de subasta (483.877,80 €) es la tasación de la escritura de hipoteca, pero no consta de qué fecha (la hipoteca es de 2005 y se modificó en 2009, 2010 y 2016). Sin la fecha no se puede actualizar con el índice del INE. Rellenar «Fecha de la tasación» cuando se sepa.
- Valor de referencia del Catastro (261.452,18 €, a 05/10/2026) muy por debajo del valor de subasta (el 54 %): el Catastro suele quedarse bajo, pero la diferencia es grande. Contrastar con comparables de casas de 300-400 m² en Aranjuez.
- Cargas posteriores que se cancelan con la adjudicación: hipoteca de BBVA (inscripción 13ª, 198.780 € de responsabilidad) y embargo preventivo de Hacienda (anotación D, 9.183,41 €). No constan cargas anteriores a la hipoteca ejecutada. Hay una afección fiscal por transmisiones (autoliquidada, 5 años desde 06/03/2023) sin importe.
- La certificación de cargas es de 13/11/2025: pedir la versión actualizada en el Portal antes de pujar.
- Riesgo de suspensión: la deuda reclamada (162.359,59 €, con 18.000 € presupuestados para intereses y costas) es el 34 % del valor de subasta; los deudores pueden pagar hasta que se apruebe el remate.
- Al ser vivienda habitual del deudor, el remate solo se aprueba sin trámite desde el 70 % del valor de subasta (338.714 €) y por debajo no se aprueba salvo que la puja cubra la deuda y llegue al 60 % (art. 671 LEC).
- Auto: la puja mínima de salida está a 0: confirma la real en el Portal.
- Auto: falta la fecha de cierre de la subasta.
- El texto del lote no indica la superficie.
- El texto no aclara si el inmueble está libre u ocupado: confírmalo antes de pujar.
- Cargas: Valoralia no las da. Pide la certificación de cargas o la nota simple.
- Aviso del lector: Lectura básica sin IA: solo se han recogido los datos que el texto dice de forma expresa.
Look at it before you go
At an auction you can rarely visit the property inside. Seeing the street, the entrance and the surroundings is the closest you will get before bidding.
The street view may be months or years old. It helps you get an idea of the surroundings, not judge the current condition of the property.
Tribunal de Instancia de Aranjuez · Sección Civil y de Instrucción, Plaza nº 4
Before bidding, call and ask two things: whether the property is occupied and whether a suspension has been requested. It is free and it changes the analysis more than anything else.
- Phone918 35 19 25 / 918 35 19 24
- Emailplazajudic4.aranjuez@madrid.org
- AddressPatio de los Caballeros, s/n, planta 1, 28300 Aranjuez
Original portal
Bidding takes place on the BOE Auction Portal. We do not take part in the transaction or charge a commission for it: we analyse and send you there.