Real estate asset management in Mallorca
A local team for your property portfolio in Mallorca.
We help property holding companies, family offices, investors and portfolio owners analyse, add value to, operate and manage their property assets on the island. From managing an existing portfolio to assets that need technical transformation, an operator, day-to-day operation or a later exit.
Your assets are in Mallorca. We can be your eyes and hands on the island.
Talk to our directorsTailored management · Single point of contact · Technical capability · Lease management · Reporting · Confidentiality
01 · The portfolio
Not every portfolio needs
another estate agent
Some need a team that can get things done in Mallorca. When a company or investor owns several assets, the challenge is no longer just finding a tenant.
Rents, expiry dates, problems, suppliers and maintenance need keeping under control; investments need analysing; technical work needs coordinating; and decisions have to be made on when to refurbish, when to review a rent and when it might make sense to sell.
And when the owner isn’t in Mallorca, they also need the ability to act locally.
We can join an existing portfolio, assess its situation and agree together which tasks should stay with the investor and which they want to hand over.
A service built around the mandate,
not a fixed package
A company with 15 parking spaces and several retail units doesn’t have the same needs as an owner with 40 homes or a hotel asset run by an operator. That’s why this service isn’t offered from a fixed menu. First we understand the assets. Then we define the mandate.
Resources and fees are then adapted to the volume, complexity and level of service required.
Request a confidential conversation02 · The asset cycle
Not every mandate has to go through all five stages. The owner may need us for just one of them or entrust us with a much larger part of the cycle.
Analyse
Decisions start with the numbers. But they don’t end there. We can analyse an asset before it is bought or review one that is already part of the client’s portfolio.
Depending on the mandate, the analysis can cover
We work with detailed financial models that let the investor weigh up different scenarios before making a decision.
And we don’t need to be the ones selling the property. We can analyse with the client an opportunity offered by another agency, a private seller, an auction or another intermediary.
Our aim is to support the investor’s decision, not to dictate where they should buy.
What if the investor wants us to do the searching?
We can also work under a buying mandate. Through INTIAA we can track down opportunities on the market and draw on our professional network in Mallorca. Whether suitable opportunities exist will always depend on market conditions and the criteria set in each mandate.
Adding value to an asset
Buying a property doesn’t mean it is ready to deliver its full value. Some assets only need minor work. Others need refurbishment, legalisation, a change of use, planning or technical work and the coordination of many professionals before they can be operated properly.
The wider Obvia Estate S.L. team, through its ARO and INTIAA brands, can coordinate the process with architects, engineers, builders, installers, public authorities and other specialists.
We are not a building contractor. We are the team that can coordinate the project on the owner’s behalf.
Depending on the mandate, we can be involved in
A real example of transformation and operation
From an old building to an operating hotel asset in Sineu
For a property holding company, we took part in a project on an old building of around 800 m² in Mallorca. The project involved converting the property for inland tourism and coordinating the professionals needed to carry out the work.
Around €2 million in total for the purchase and conversion. Once the asset was ready, a specialist operator was found and a 14-year operating lease was signed, with rent reviews.
The work didn’t end with the signing. ARO is still involved in managing the relationship with the operator, monitoring payments and handling problems with the property.
Operate
An asset that is ready needs an operating strategy. Depending on its nature, we can look at the market rent, the type of operation and the right tenant or operator profile. Once the strategy is set, we can handle the marketing and get the asset operating.
Here ARO brings the lease management experience it has built up since 2015.
Subject to assessment, the service can cover
Each asset and each mandate is assessed individually.
A single point of contact.
For significant portfolio mandates, the relationship can be run directly by our directors. The investor doesn’t need to work out who in each department should deal with each issue. We coordinate internally. The client keeps one point of contact.
Manage
A portfolio shouldn’t force the owner to manage it property by property. When we take on several assets, we can centralise the operations and set up a system that suits the owner.
Depending on the mandate, this can include
Control without needing to be in Mallorca
Handing over operations doesn’t mean losing control. We can agree in advance approval levels for work and spending, communication procedures and which decisions must be referred to the owner.
For certain portfolios
Rent strategy
Managing isn’t just collecting rent. The right rent today won’t necessarily be right in three years. We can regularly review the market position of the assets and analyse with the owner the decisions to take on renewals, tenant changes or re-letting.
The goal shouldn’t simply be the highest headline rent. Stability, vacancy, turnover costs, investment needed and market conditions all need to be considered too.
Portfolio reporting
Knowing what is happening without having to ask. For portfolios that need it, we can set up regular reporting tailored to the mandate, bringing together the information needed to make decisions. For example:
Suppliers, maintenance and CAPEX
A portfolio can need anything from small recurring jobs to major technical work. We can coordinate suppliers and professionals, request and analyse quotes and supervise approved work.
When the size of the portfolio allows it, we can also centralise certain suppliers and terms. For projects beyond our in-house capacity, we coordinate specialist external professionals.
The owner keeps the decision.
We bring the ability to deliver.
Ongoing project
From an asset with technical constraints to an investment product
We are currently helping to add value to an iconic restaurant in the Can Bàrbara area, bought by an investor. Issues with its licensed activity and installations need resolving before its operating strategy can be fully developed. Our work includes coordinating with technical professionals and the public authorities to move its regularisation and licensing forward.
Sometimes the value isn’t just in buying well. It’s in what you do with the asset afterwards.
Divestment
There also comes a time to sell. When an investor decides to restructure or reduce their portfolio, INTIAA can take part in the exit and sales strategy.
Knowing the assets already lets us analyse different factors with the owner: yield, contractual situation, location, condition of the property, demand, market timing and potential buyers.
Buying, managing and selling don’t have to be separate decisions.
03 · What we can actually do
What roles do INTIAA and ARO play?
Two specialisms. One group.
INTIAA
Property brokerage and consultancy. It can handle searching for and acquiring assets, analysing opportunities, marketing and divestment.
Alquiler Riesgo Zero
Specialists in operating assets and lease management. It can handle letting, managing tenants or operators, rent collection, repairs, maintenance and monitoring the asset.
Technical capability
When needed, our technical management coordinates architects, engineers, builders, installers and other specialists to carry out work on the assets.
Obvia Estate S.L.
INTIAA and Alquiler Riesgo Zero both operate under Obvia Estate S.L., so commercial, technical and management capabilities can be combined to suit each mandate.
What if the portfolio grows?
We adapt our structure to the mandate. Managing 5 assets doesn’t need the same resources as managing 50. When the volume and terms of the mandate justify it, we can adapt procedures, reporting and staffing to the portfolio’s specific needs. The structure can grow with the mandate.
Confidentiality
We understand that some owners, family offices and investment structures need confidentiality about their identity, assets, transactions and strategy. We can work under confidentiality agreements and set up dedicated channels for communication and access to information.
04 · The mandate
Who is it for?
We work with owners and investors who need local capability to manage property assets in Mallorca.
The assets don’t need to have been bought through INTIAA for us to look at managing them or at a purchase decision.
Frequently asked questions
No. We can look at assets bought through third parties or already in the client's portfolio.
If you own property assets in Mallorca, let’s talk about managing them.
First we want to know:
- Which assets you own
- Where they are
- How they are operated today
- What you want to hand over
- What you want to improve
From there we can design a management structure tailored to the mandate.
A local team. One point of contact. A complete view of your assets.
José Luis Alzaga · Luciano Carrascosa
In English, in writing by email or WhatsApp. Meetings in person in Mallorca or by video call are held in Spanish.
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