Gated communities and amenities: what they add and what they cost
Pools, gyms, gardens, security and concierge services are paid for every year through community fees. Read the community budget before you buy to see what you will pay and why.
By Investidad advisory team · Last reviewed 16 Oct 2026
How amenities are paid for
In a Spanish development, shared areas belong to all owners together and are run by the community of owners under the Horizontal Property Act (Ley 49/1960). Each home has a participation share (cuota de participación), fixed in the title deeds and based mainly on its floor area, and pays that share of the community's costs. Amenities therefore cost you twice: once in the price, and every year in community fees.
The owners' meeting approves the community budget at least once a year. The community must also keep a reserve fund of at least 10% of the last ordinary budget for maintenance and repairs. Large works not covered by the budget are paid through a Derrama.
What each amenity adds to the budget
- Pool
- TYPICAL COST DRIVERSWater treatment and chemicals, maintenance contract, lifeguard where required by regional rules, electricity, heating if heated, repairs to the shell and plant
- Gardens
- TYPICAL COST DRIVERSGardening contract, irrigation water, replacement planting
- Gym, spa, sauna
- TYPICAL COST DRIVERSEquipment maintenance and replacement, cleaning, electricity and water, staff if supervised
- Gated access and security
- TYPICAL COST DRIVERSGates and access control, CCTV maintenance, security staff (the largest single cost if 24-hour)
- Concierge or reception
- TYPICAL COST DRIVERSStaff salaries and social security, often for several shifts
- Lifts and garage
- TYPICAL COST DRIVERSLift maintenance and inspections, garage ventilation, doors and lighting
- Solar and shared plant
- TYPICAL COST DRIVERSMaintenance contracts for panels, heat pumps or shared hot-water systems
| AMENITY | TYPICAL COST DRIVERS |
|---|---|
| Pool | Water treatment and chemicals, maintenance contract, lifeguard where required by regional rules, electricity, heating if heated, repairs to the shell and plant |
| Gardens | Gardening contract, irrigation water, replacement planting |
| Gym, spa, sauna | Equipment maintenance and replacement, cleaning, electricity and water, staff if supervised |
| Gated access and security | Gates and access control, CCTV maintenance, security staff (the largest single cost if 24-hour) |
| Concierge or reception | Staff salaries and social security, often for several shifts |
| Lifts and garage | Lift maintenance and inspections, garage ventilation, doors and lighting |
| Solar and shared plant | Maintenance contracts for panels, heat pumps or shared hot-water systems |
Reading a community budget
In a new development there is no history, so the developer or the appointed administrator prepares a provisional first-year budget. Ask for it before you sign and read it as you would a business plan:
- Income: total fees, and how they are split between homes, commercial units, garages and storage rooms.
- Expenses by line: staff, maintenance contracts, utilities, insurance, administration, cleaning, gardening, pool, security.
- Reserve fund: at least 10% of the ordinary budget must be set aside.
- Your share: your participation share applied to the total, which is your annual fee. Check whether some costs (for example, a garage) are split only among the owners who use them.
- What is missing: services in the marketing that are not in the budget are either unfunded or charged separately.
- Gardening and pool maintenance
- ANNUAL AMOUNT (ILLUSTRATIVE)€38,000
- Security and access control
- ANNUAL AMOUNT (ILLUSTRATIVE)€62,000
- Cleaning of common areas
- ANNUAL AMOUNT (ILLUSTRATIVE)€18,000
- Electricity and water
- ANNUAL AMOUNT (ILLUSTRATIVE)€22,000
- Lifts and installations
- ANNUAL AMOUNT (ILLUSTRATIVE)€9,000
- Building insurance
- ANNUAL AMOUNT (ILLUSTRATIVE)€8,000
- Administration
- ANNUAL AMOUNT (ILLUSTRATIVE)€9,000
- Reserve fund (10%)
- ANNUAL AMOUNT (ILLUSTRATIVE)€16,600
- Total
- ANNUAL AMOUNT (ILLUSTRATIVE)€182,600
| BUDGET LINE | ANNUAL AMOUNT (ILLUSTRATIVE) |
|---|---|
| Gardening and pool maintenance | €38,000 |
| Security and access control | €62,000 |
| Cleaning of common areas | €18,000 |
| Electricity and water | €22,000 |
| Lifts and installations | €9,000 |
| Building insurance | €8,000 |
| Administration | €9,000 |
| Reserve fund (10%) | €16,600 |
| Total | €182,600 |
Community fees sit alongside IBI, the refuse charge, insurance and utilities in your annual running costs. Put them together in our cost of ownership calculator.
Before you buy
- Ask for the provisional budget, the community statutes (estatutos) and the rules on use of shared areas.
- Check who pays the fees for unsold homes: the developer, as owner, is liable for its share until each home is sold.
- Ask how the first-year budget was calculated and whether staffing contracts are already signed.
- If you plan to let the home, check the statutes and any community decisions on tourist lets; see Vivienda turística.
- When buying a resale home in a development, ask for a certificate of fees paid: under the Horizontal Property Act, a buyer is liable for the seller's unpaid fees for the current year and the three previous calendar years.
Adding a service later, such as a concierge or security, needs the approval of three-fifths of owners representing three-fifths of the participation shares. Removing one can be just as hard, so assume the services you buy into will last. For a related case with higher fees, see branded residences.
Questions buyers ask
- Can the community fees go up after I buy?
- Yes. The owners' meeting approves the budget every year and can raise fees by majority. First-year budgets in new developments are estimates and often change once real costs are known.
- Do I pay for amenities I don't use?
- Generally yes: costs are shared by participation share, whether or not you use the pool or gym. The statutes may provide exceptions, for example garage costs paid only by garage owners.
