Investment Opportunity · Land for Sale

Approved Development Site
for a Senior Care Residence
in Castelldefels

3,920 m² of fully serviced land with approved planning permission for a 75–80 bed geriatric residence on the Barcelona coast. All documentation ready — no planning risk.

✓ Planning Fully Approved ✓ Castelldefels, Barcelona ✓ Garraf Natural Park ✓ 2,940 m² Buildable ✓ ICASS-Concertable Use
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3,920 m²
Plot Area
2,940 m²
Max. Buildable Area
75 – 80
Approved Resident Beds
0.5 FAR
Approved Floor Area Ratio
The Opportunity

Shovel-Ready Land in a Structural Growth Market

A rare chance to acquire a strategically positioned and fully permitted development site in the municipality of Castelldefels, on the Barcelona metropolitan coast.

The site at C/Compte Güell 3–5–7–9 sits within the low-density Poal neighbourhood, at the foot of the Garraf Massif. Its northern boundary borders the Garraf Natural Park reserve. A secondary parcel at Av. Cova Fumada 7 is included in the transaction, part of which is ceded as green space to the municipality as a condition of the planning approval — strengthening the project's public-interest credentials.

The planning modification (Modificació Puntual del Pla General Metropolità) is fully approved and validated by the Metropolitan Urban Planning Commission, establishing a floor area ratio of 0.5 m²/m² — doubled from the previous 0.25 — exclusively for a socio-sanitary geriatric residence. All legal and technical documents are available in the data room.

The functional programme, designed by AMSA Arquitectura, provides for 1,960 m² above grade and 980 m² underground (parking and ancillary), yielding a capacity of 75 to 80 residents at the density mandated by Catalan social services standards. The operator can immediately apply for ICASS concertation, generating a stable, government-backed revenue base from opening.

Aerial view — Poal neighbourhood, Castelldefels
Location
Poal · Castelldefels
The Project

See It for Yourself

Planning Status

All Permits in Place.
Nothing Left to Prove.

The highest-risk phase of any development — securing planning — is complete. A buyer proceeds directly to architecture and construction. The full documentation pack is provided to qualified buyers upon request.

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Urban Planning Modification

Approved Modificació Puntual del Pla General Metropolità establishing FAR 0.5 for socio-sanitary geriatric use. Validated by the Metropolitan Urban Planning Commission.

Fully Approved
✅

Special Use Plan

Original Pla Especial d'Assignació d'Usos approved 2006, subsequently revised and consolidated in 2012. Defines permitted volumes, uses, and layout in full legal compliance.

Approved & Revised 2012
✅

Plot Subdivision (Reparcel·lació)

Voluntary subdivision completed and notarised, with public deed and subsequent correction filed and approved. Clean, unencumbered title ready for transfer.

Notarised & Registered
📄

Land Registry Certificate

Property Registry certification from L'Hospitalet de Llobregat No. 4 confirming title, boundaries, and surface area. No undisclosed encumbrances.

Included in Data Room
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Architectural Functional Programme

Full brief by AMSA Arquitectura defining room mix, circulation, accessibility, underground parking, and minimum areas per Catalan geriatric regulations — ready for tender.

Included in Data Room
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Economic & Financial Report

Independent feasibility study with construction cost estimates, residual land valuation, sensitivity analysis, and ICASS concertation revenue projections.

Included in Data Room
Investment Case

Why Senior Care,
Why Castelldefels, Why Now

Spain is ageing rapidly and structural undersupply of quality geriatric care is well documented across Catalonia. Castelldefels offers a unique combination: an affluent, fast-growing municipality with historically inadequate care infrastructure and strong public-private concertation capacity.

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Structural undersupply across the region
Castelldefels and surrounding municipalities have a documented shortage of specialised residential places, particularly for residents with dependency and dementia.
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ICASS concertation — stable public revenue
Operators can apply for publicly funded places through ICASS agreements, providing a government-backed income stream from day one and significantly reducing occupancy risk.
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Favourable long-term demographics
Spain's population projection shows continued growth in the 65+ cohort through 2050. The asset class is structurally counter-cyclical and increasingly attractive to institutional capital.
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Sea views justify premium private-pay rates
Upper floors face the Mediterranean directly. In a sector where environment is a primary purchase driver for families, this is a rare differentiator that translates into measurably higher monthly fees.
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One of Spain's most privileged municipalities
Castelldefels ranks among the highest-income municipalities in Catalonia. Residents' families are affluent, internationally mobile, and accustomed to paying for quality — the ideal private-pay profile.
Spain long-term population projection by age group

Spain long-term population projection by age group (INE · Proyección de Población a Largo Plazo). Growth in the 65+ cohort is the structural driver of this asset class.

65+
Fastest growing age group in Spain
25 min
From Barcelona city centre
75–80
Approved resident beds
FAR 0.5
Approved density
Location

Castelldefels —
One of Spain's Most
Privileged Addresses

Castelldefels is consistently ranked among the most affluent and desirable municipalities in Catalonia and Spain — home to Barcelona's executives, international professionals, and established families who demand the best. It is not a generic coastal town; it is a benchmark address with 7 km of beach, a protected mountain park, and one of the highest income profiles in the metropolitan area.

The site sits within the Poal district at the foot of the Garraf Massif, surrounded by low-density villas and open nature. Upper floors of the planned residence will enjoy direct sea views over the Mediterranean — an exceptional amenity that commands premium private-pay rates and sets this facility apart from any urban competitor.

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Address
C/Compte Güell 3–5–7–9, Poal district, Castelldefels, 08860 (Barcelona)
🌿
Garraf Natural Park
Northern boundary directly borders the Garraf Massif protected reserve — exceptional natural outlook
🌊
Mediterranean Sea Views
Upper floors of the building will face the sea — a direct view that commands premium rates and is virtually impossible to replicate elsewhere in the metropolitan area
🏖️
7 km of Beach · 5 minutes
Castelldefels has one of the longest urban beaches in the Barcelona metro area — a genuine quality-of-life asset for residents and their families
✈️
El Prat International Airport
~15 minutes by car (BCN) — convenient for residents' families arriving from abroad
🚆
Barcelona Sants Station
~25 minutes by commuter rail (Rodalies) · Direct C2 line from Castelldefels
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Full Urban Infrastructure
Mains water, electricity, gas, telecoms, and drainage all present on site
Aerial view — Poal neighbourhood, Castelldefels
Poal Neighbourhood
Aerial view — Castelldefels coastline
Coastline
3,920 m²
Total Plot Area
Common Questions

Addressing the Concerns
Serious Buyers Always Raise

Is the planning permission actually final, or can it still be challenged?
The Modificació Puntual del Pla General Metropolità has been approved and validated by the Metropolitan Urban Planning Commission. The reparcel·lació is notarised and registered. All regulatory processes are closed. The documentation is available for independent legal review prior to any offer.
Can a geriatric residence really be profitable in this location?
Yes — on two levels. The ICASS concertation framework provides publicly funded places at guaranteed rates from day one, covering a significant share of occupancy. Additionally, Castelldefels' affluent resident profile and Mediterranean sea views support private-pay rates well above regional averages. The independent feasibility report (included in the data room) models both scenarios.
Is there actual demand for geriatric places in this area?
Documented and significant. The planning rationale explicitly cites the shortage of specialised places in Castelldefels and the surrounding municipalities — a shortage the local authority recognised as a public-interest justification for approving the modification. The Poal neighbourhood itself grew from a summer resort into a permanent residential area without ever receiving adequate care infrastructure.
How does Castelldefels compare to other Spanish locations for this use?
Castelldefels is not a generic coastal town. It consistently ranks among the most affluent municipalities in Catalonia — home to Barcelona executives, international families, and established residents with high purchasing power. Sea views from the upper floors, combined with the natural setting of Garraf, are amenities you simply cannot replicate anywhere cheaper. Location quality is a ceiling on your achievable fees.
What are the realistic construction timelines and costs?
The functional programme is fully defined: 1,960 m² above grade, 980 m² underground (parking and ancillary). Construction cost estimates and a phasing plan are included in the economic report in the data room. Since planning is complete, the buyer goes directly to architectural design and building permit — typically 12–18 months to start of construction.
Why is the vendor selling rather than developing?
PAGRUP, S.A. is a real estate holding company, not a care operator or developer. The value they have created is the planning — assembling the land, navigating the regulatory process, and obtaining a clean, fully approved permit. The logical next step is a buyer with operational or development capacity. This is a clean land transaction, not a distress sale.
Contact the Vendor

Request the Data Room

Qualified buyers, operators, and intermediaries may request access to the full documentation pack — planning approvals, land registry certificates, the architectural functional programme, and the economic feasibility report. All enquiries are treated in strict confidence.

FC
Francesc Cuberes
PAGRUP, S.A.
📞 Call +34 936 654 752 💬 WhatsApp +34 670 229 968 ✉️ Email info@fincaselpinar.com
Send an Enquiry
We respond to all enquiries within one business day.

🔒 All enquiries are treated in strict confidence.