Selling a flat with a storage room: what to check before listing it

1. First check whether the storage room forms part of the sale

Before advertising a flat with a storage room, the most important thing is not the photograph or the sales copy, but knowing for certain what is being sold. In a sale and purchase transaction, the storage room may be a private annex, an independent registered unit or a shared-use space. That difference completely changes how the property should be described in the advert and, above all, what you may promise the buyer.

The basic reference is in the property documentation. The Horizontal Property Act states that the constitutive title must describe each flat or premises and its annexes, “such as garage, attic or basement” (Law 49/1960, article 5). In addition, that same regime recognises that each flat or premises carries the singular and exclusive right over its space and, where applicable, over the annexes expressly set out in the title.

Practical steps to review this point:

1. Read the sale deed or the new-build and horizontal division deed.

2. Check whether the storage room is described as an inseparable annex to the flat.

3. Verify whether it has its own registry reference or whether it forms part of the flat’s registered unit.

4. Check whether the land registry note or the community documentation matches the description.

5. Do not advertise the storage room as included if you only use it in practice and it is not stated in the title.

Common mistake: assuming that a space “that has always been used as a storage room” belongs to the home. If it is not clearly assigned, it is worth correcting the advert before publishing it.

2. Clarify the access and how the storage room is reached

It is not enough to say that the home “includes a storage room”. The buyer will want to know where it is, how it is accessed and whether that access is linked to the property being sold or depends on a key, a specific entrance, a lift or a communal area.

Here it is useful to distinguish between ownership and use. A storage room may be in the same building, but have access subject to community rules, common areas or practical limitations. The Horizontal Property Act allows each owner to use and enjoy their private element, but it also requires them to respect installations and common elements, as well as the community rules (Law 49/1960, articles 7, 9 and 17). In practice, that means you must know whether access to the storage room depends on a communal route, a lift, a master key or a different entrance.

Before advertising, check:

1. Whether access to the storage room is within the same building or in another block.

2. Whether there is a usual and safe access route that can be explained to the buyer.

3. Whether the community has set any restrictions on use, hours or entry rules.

4. Whether the storage room has ventilation, height, damp issues or passage width that should be described accurately.

5. Whether the flat and the storage room will be transferred together or whether either will be excluded.

Useful advice: prepare an objective description, without exaggeration. It is better to say “storage room in the basement of the same building, with access by lift and communal stairs” than to use vague expressions that later cause conflict.

3. Review the agreed contents: what exactly is included in the sale

In a sale with a storage room, the main risk is usually not the principal property, but the agreed contents. Often the dispute appears later: whether shelving, built-in cupboards, bicycles, remotes, keys, shelves fixed to the wall or even boxes stored in the storage room are included. All of that should be clear before advertising, not after the viewing or when drafting the deposit contract.

The practical guidance is simple: the advert should reflect what will actually be handed over. If the storage room is to be transferred empty, say so. If it will be handed over with shelving or fixed furniture, it is worth stating this precisely. If there are items the buyer expects because they appear in the photos, they should be identified in writing to avoid different interpretations.

Recommended steps:

1. Make a simple inventory of what is in the flat and in the storage room.

2. Separate what is fixed from what is movable.

3. State clearly what will be handed over and what will be removed.

4. If the storage room contains personal belongings, empty it before marketing it or state clearly that it will be delivered free of contents.

5. If the buyer will receive keys, remotes or access cards, make this clear from the outset.

Advice: if the photos show a tidy storage room with shelving, but you intend to remove it, the advert should be corrected before publishing. The marketing image cannot promise more than what will actually be delivered.

4. Errors worth avoiding before publishing the advert

The pre-publication stage prevents most later issues. In a flat with a storage room, the usual mistakes tend to repeat themselves.

Common errors:

1. Advertising the storage room as an annex without checking the title.

2. Failing to distinguish between a private storage room and shared use.

3. Omitting whether access is easy, direct or affected by common areas.

4. Including items in the photos that will not be handed over later.

5. Not making clear what will be emptied and what will remain.

6. Assuming that the community or the Land Registry reflects the same thing as everyday practice.

Practical action: before publishing, cross-check the deed, the registry documentation, the actual condition of the storage room and the agreed contents. If you spot any doubts, resolve them before opening the sale process. That avoids corrections during viewings, buyer mistrust and problems when closing the deal.

If you need a guide estimate of the value of your home in Madrid, you can request it at /valoracion-vivienda-madrid. The online valuation is indicative, includes a range and PDF report, and can be completed with an optional visit. If you would rather deal with your specific case, contact us here: /contacto.

5. What to have settled before advertising it

In short, before publishing a flat with a storage room you should have three points settled: identification, access and agreed contents. If these three elements are clear, the advert will be more accurate and will reduce later corrections.

Final checklist:

1. Does the storage room appear in the deed or in the constitutive title?

2. Is it transferred with the flat or as a separate registered unit?

3. Is it clear how it is accessed and what use it has?

4. Is it decided whether it is handed over empty or with certain items?

5. Does what you are going to advertise match what will actually be signed?

If any answer is uncertain, it is best not to publish yet. First document it, then advertise it. That sequence is the best defence against misunderstandings and later claims.