How to sell a flat in Comillas

How to prepare the sale of a flat in Comillas without mixing in comparables that are no use

Selling a property in Comillas, Carabanchel district, requires preliminary work that often determines the quality of the whole transaction: putting together a comparison sheet for homes by street, floor and orientation, and carefully separating the listings that **do** help with valuation from those that should be left out. That selection is especially important in neighbourhoods where the same area can include very different blocks, changes in alignment, different states of repair or very different light conditions.

This guide is designed so that you can sell a flat in Comillas with a practical method, without confusing a favourable orientation with an equivalent location, or a striking listing with a genuinely comparable property. The sale is handled from UBICASA’s real office at Calle Montesa 29, Madrid, for all neighbourhoods, and the online estimate in free property valuation is indicative, not an official appraisal; it provides a range and PDF report, with an optional visit.

What information you should gather before publishing the listing

Before setting a price or drafting the listing, it is advisable to collect a basic file on the property and the building. If your building has particular features, note them precisely; if it does not, do not assume them.

1. Exact street and number, with entrance or internal reference if there is one.

2. Actual floor of the property, including whether it is ground floor, mid-floor or penthouse.

3. Main orientation of the living room and bedrooms.

4. Presence of an inner courtyard, block courtyard, frontage onto the street or dual aspect.

5. Condition of repair of the building and the property.

6. Whether your flat has a lift, terrace, storage room or attached element.

7. Whether there are any limitations, easements, charges or legal issues affecting the sale.

For the legal and documentary side of the sale and purchase, this guide to the documents needed to sell a flat in Madrid will help you organise the administrative side without improvising. In addition, the Community of Madrid explains) that before selling it is advisable to verify the legal situation, the financial situation regarding IBI and the community charges, and to have the energy performance certificate in sales subject to that obligation.

How to use the Comillas map to locate the building and not invent proximities

The municipal map of the Comillas neighbourhood identifies, among other elements, **Parque de Comillas**, **Puente de Toledo**, **Avenida del Manzanares** and **Calle de Antonio López** as useful references for locating the building or its surroundings, but not for automatically assuming that a specific home is ‘next to’ another, or for deducing times, prices or property types on its own. It also shows other full references such as **Calle de Eduardo Marquina**, **Calle de María Guerrero**, **Calle de Fernando Díaz de Mendoza** or **Calle de Vicente Martín Arias**, which help to orientate the location if you cross-check the exact entrance on the map. The municipal map of Comillas also warns that labels may include boundary roads or surrounding streets, so you should not assume that every street named belongs entirely to the neighbourhood.

### Local checklist for comparing listings

1. Locate your building on the map with street and entrance, not just with the neighbourhood name.

2. Check whether the competing listing is on the same street or a different one, because that changes comparability.

3. Separate ground-floor, mid-floor and penthouse homes; do not treat a high exterior floor and an interior one as the same.

4. Distinguish frontage onto the street, onto a courtyard or dual aspect.

5. Check whether the building has similar features: lift, entrance hall condition, layout, communal areas.

6. Rule out listings with full refurbishments when your flat needs updating, unless you are comparing them only to isolate the effect of refurbishment.

7. Avoid using listings with clearly different floor areas or layouts as the main reference.

Which listings are not comparable even if they appear near Comillas

Not every listing published in Comillas or in a nearby area should be included in your comparison sheet. To decide what to exclude, use homogeneity criteria, not intuition.

### Exclude, unless you are making a very fine adjustment, listings with any of these differences

- Another street with a different urban setting, even if they are in the same neighbourhood.

- A very different floor to your property, especially if it changes light or privacy.

- Opposite orientation, if it clearly affects ventilation or sunlight.

- A building with a lift compared with one without, if that changes the target market.

- A fully refurbished home compared with one to be renovated.

- A flat with a terrace, storage room or annexes compared with another without them.

- Listings with incomplete information about condition, floor or orientation.

The key is not to find ‘similar’ listings, but listings that allow you to defend a value range with solid arguments. If a listing does not make the street, floor or orientation clear, use it only as very secondary support or remove it from the comparison.

Hypothetical example of a comparative sheet by street, floor and orientation

Imagine a property in Comillas whose flat is on a main street in the neighbourhood, on a mid-floor and with frontage onto the street. Your first comparative sheet could include three hypothetical listings:

1. Property A: same street, similar floor, similar orientation.

2. Property B: different street but same area, same floor, equivalent orientation.

3. Property C: same street, but ground floor and interior.

In that case, property C would not be comparable on equal terms, because the floor and orientation change the living experience. Property B could be useful, but only after checking that the building and overall condition do not introduce relevant differences. Property A would be the most useful reference, provided the other attributes also match.

This order avoids a common mistake: taking the most visible listing as the best comparable. In reality, the geographically closest listing may be the worst if it has a different floor, another orientation or a very different condition.

What steps to follow to sell a flat in Comillas sensibly

1. Carry out an initial review of your property and describe the building precisely.

2. Locate the property on the neighbourhood’s municipal map so as not to confuse the area with the exact location.

3. Gather comparable listings with the same street or a nearby street only if they share key attributes.

4. Separate by floor, orientation, condition and the presence of a lift or annexes.

5. Remove listings that do not allow the street, floor or orientation to be verified.

6. Request an indicative valuation with report in free property valuation.

7. If you need help publishing, filtering comparables or negotiating, contact contact UBICASA or visit the district page /inmobiliaria-carabanchel.

As a complementary guide, you can also read How to sell a flat in Madrid fast and Is it worth refurbishing a flat before selling it?. The second will help you decide whether it is best to present the property as it is or make prior adjustments before putting it on the market.

Common mistakes when valuing and listing a property in Comillas

One of the most common mistakes is comparing by neighbourhood instead of comparing by real attributes. Another mistake is assuming that two flats in the ‘same area’ are worth the same even if one is exterior, another interior; one is on a high floor and another on the ground floor; or one has a recent refurbishment and the other does not.

It is also advisable to avoid these practices:

- Setting a price by looking only at active listings without refining comparables.

- Writing the listing with generic phrases that do not explain the flat’s real advantage or limitation.

- Leaving out the orientation when it is a factor that may influence the buyer’s perception.

- Mixing homes from different streets as if they were in the same micro-area.

- Not checking the basic paperwork before starting viewings.

If you want to go deeper into how a flat valuation in Comillas is fine-tuned before putting it up for sale, the guide to property valuation in Madrid will help you better understand which data carry the most weight in an indicative estimate.

What you should do before showing your flat to buyers

Before showing the property, have a clear answer ready for the points a buyer usually asks about: orientation, floor, condition of the building, attached elements, legal status and maintenance of ordinary expenses where applicable. According to the information from the Community of Madrid, it is important to check the legal situation of the property through a simple note, verify IBI and community charges, and bear in mind the energy performance certificate in sales subject to that requirement.

If you organise the comparative sheet well and rigorously separate non-comparable listings, you will gain precision when setting the price and consistency when defending it during viewings. In Comillas, that discipline is often more useful than gathering lots of unfiltered listings. If you wish, UBICASA can help you from Montesa 29 with an indicative valuation, a review of comparables and the next commercial step.