Gijón: A Comprehensive Guide

The City of Gijón

Gijón (Xixón in Asturian) is the largest city in Asturias, an autonomous community located in northwestern Spain. It’s an important seaport with a rich history tied to the sea and industry. Gijón combines fishing tradition with a vibrant urban atmosphere, extensive beaches, green spaces, and a notable cultural and leisure offering.

The city sits on the shores of the Cantabrian Sea, offering an oceanic climate with mild summers, temperate winters, and frequent rain throughout the year. Its economy has diversified beyond heavy industry, with a growing service sector, tourism, and commerce.

Gijón City Districts

Gijón boasts a diverse range of neighborhoods, each with its own character:

• Cimavilla: The old town and the original fishing quarter. It’s a picturesque area with narrow streets, the Church of San Pedro, the Roman Baths, and Cerro de Santa Catalina with the “Elogio del Horizonte” sculpture.
• Central Area (El Centro, La Arena, Laviada): The most commercial and bustling area, home to the main shopping streets, Plaza Mayor, the Town Hall, and the San Lorenzo beach promenade. La Arena is known for its proximity to the beach and lively atmosphere. Laviada is a well-connected residential and commercial neighborhood.
• El Llano / Pumarín: More residential and popular neighborhoods, with a good offering of services, local shops, and parks.
• La Calzada / Natahoyo: Traditionally more industrial and working-class neighborhoods that have undergone significant transformation and improvement in infrastructure and services. They are close to the port and have access to Poniente Beach.
• Viesques / Nuevo Gijón / Montevil: Recently developed areas with more modern constructions, wide avenues, green spaces, and a more residential, family-friendly character. These tend to be neighborhoods with higher purchasing power.
• Somió: One of the most exclusive residential areas, located on the outskirts, featuring chalets and villas, large plots, and great tranquility. It offers beautiful views and is well-connected.

Why Gijón?

Gijón offers a high quality of life for several reasons:

• Natural Environment: The combination of urban beaches (San Lorenzo, Poniente, Arbeyal) and close proximity to the Asturian mountains, with green landscapes and hiking trails.
• Quality of Life: A more relaxed pace of life than major capitals, with good public services, safety, and a generally more affordable cost of living than in central or southern Spain.
• Culture and Leisure: Broad cultural offerings (Jovellanos Theater, Laboral Ciudad de la Cultura, Museums like Evaristo Valle or the Railway Museum), gastronomy (especially cider and Asturian cuisine), festivals, and events throughout the year.
• Connections: While it doesn’t have its own airport within the city, Asturias Airport (OVD) is about 40 km away, offering national and international connections. Good road and rail links.
• People: Asturians are known for their hospitality and friendly nature.

Gijón vs. Other Cities

Here’s how Gijón compares to some other Spanish cities:

• Gijón vs. Valencia:
  • Climate: Gijón has an oceanic climate (milder, wetter, less cold winters, and less hot summers) compared to Valencia’s Mediterranean climate (sunnier, mild winters, and hot, dry summers).
  • Size and Atmosphere: Valencia is a much larger city with greater demographic diversity and an economy more oriented towards services, mass tourism, and technology. Gijón is more compact, with a quieter atmosphere and a more northern character.
  • Cost of Living: Generally, the cost of living in Gijón (housing, transport, services) tends to be lower than in Valencia.
  • Nature: Both have urban beaches, but Gijón is much closer to green mountainous and rural landscapes, while Valencia has a flatter, more agricultural surroundings.
• Gijón vs. Alicante:
  • Climate and Landscape: Very distinct differences. Alicante is pure Mediterranean (sun, heat, aridity), while Gijón is Cantabrian (green, rain, milder temperatures).
  • Tourism: Alicante is a massive international tourist destination, especially for sun and beach. Gijón has more national and local tourism, focusing on gastronomy, culture, and nature.
  • Economy: Alicante is highly dependent on tourism and services. Gijón has a more industrial and port-based foundation, transitioning towards services and tourism.
  • Size: Both are important coastal cities, but Alicante is a provincial capital and a larger communication hub in the Mediterranean.
• Gijón vs. Madrid:
  • Size and Pace: Madrid is a megacity, Spain’s capital, with a very fast pace of life and an immense cultural, economic, and leisure offering. Gijón is a medium-sized city, quieter, with a much more relaxed atmosphere.
  • Cost of Living: The cost of living in Madrid is significantly higher, especially for housing.
  • Climate: Madrid has a continental climate (cold winters, very hot and dry summers), while Gijón is oceanic.
  • Opportunities: Madrid offers many more job and business opportunities in almost all sectors. Gijón has a more local and specialized labor market.
• Gijón vs. Barcelona:
  • Size and Character: Similar to the comparison with Madrid, Barcelona is a large, cosmopolitan metropolis with a strong international and tourist character. Gijón is much smaller and has a more local, Asturian character.
  • Cost of Living: Barcelona is one of the most expensive cities in Spain. Gijón is considerably more economical.
  • Climate and Geography: Barcelona is Mediterranean with beaches and proximity to mountains. Gijón is Cantabrian, with a greener and more mountainous landscape.
  • Language: In Barcelona, Catalan is co-official and very present. In Gijón, Asturian is a co-official language, but its daily use is much less widespread.
• Gijón vs. Marbella:
  • Focus: Marbella is a luxury and sun destination, very international, with a more exclusive lifestyle and very high prices. Gijón is a more traditional city, focusing on quality of life, culture, and nature, with more accessible prices.
  • Climate: Marbella (Costa del Sol) has a subtropical-Mediterranean climate, very warm and sunny almost all year. Gijón is more temperate and humid.
  • Population: Marbella has a large resident foreign population, while Gijón is predominantly Spanish.

Living and Working in Gijón

Gijón offers a good balance between work and personal life. Traditionally linked to industry and the port, Gijón’s economy has diversified towards the service sector, tourism, logistics, and new technologies (with initiatives like the Gijón Science and Technology Park).

• Job Market: Opportunities might be more limited than in major capitals, but there are sectors with demand. It’s important to research specific employment areas.
• Cost of Living: This is one of Gijón’s strong points. Renting and buying property are significantly more affordable than in Madrid, Barcelona, or major Mediterranean cities. Daily expenses also tend to be lower.
• Public Transport: Gijón has a good network of urban buses (EMTUSA) connecting the entire city. It’s a comfortable city to navigate on foot or by bicycle.
• Services: Wide range of schools, health centers, hospitals (Hospital de Cabueñes, Hospital Universitario de Gijón), sports centers, and green areas.

Immigration Office in Gijón (Asturias): NIEs, Visas, Permits, etc.

The management of immigration procedures (NIE, visas, residence and work permits, etc.) in Gijón is handled through the Foreigners Office of Asturias, which is part of the Government Delegation in Asturias. Although the main office is in Oviedo (the capital), the Gijón National Police Station also processes some documents, such as NIE issuance or fingerprinting for the TIE (Foreigner Identity Card).

• Foreigners Office in Asturias (Government Delegation):
  • Main Location: Calle de la Paz, 8, 33071 Oviedo, Asturias.
  • Services: Processing of residence, work, family reunification, arraigo (rooting), and visa applications, among others. Online appointments are recommended.
• Gijón National Police Station:
  • Location: Calle de la Comisaría, s/n, 33207 Gijón, Asturias.
  • Services: Issuance of NIE (Foreigner Identification Number), fingerprinting for the Foreigner Identity Card (TIE), extensions of stay, among others. Also requires a prior appointment.

Tip: For any procedure, it’s essential to consult the official website of the Ministry of Interior or the Government Delegation in Asturias for updated requirements and appointment procedures.

Best Banks in Gijón City

The banks with the largest presence in Gijón, offering a wide network of branches and services for individuals and businesses, are the same as those nationwide:

• CaixaBank: Large number of branches and ATMs, with a wide range of products.
• Banco Santander: Another of the largest entities, with a good presence.
• BBVA: Also widely extended in the city.
• Unicaja Banco (Liberbank): Liberbank, which merged with Unicaja, had a strong presence in Asturias, so Unicaja maintains a significant presence.
• Banco Sabadell: With branches in key areas.
• Kutxabank: Also present, especially in some areas.

In addition to traditional banks, online banking options (N26, Revolut, ING, Openbank, etc.) are increasingly popular and offer competitive services. The choice of the “best” bank will depend on your specific needs (fees, mortgages, online banking, customer service, etc.).

Connecting Flights from Asturias Airport (OVD)

Gijón doesn’t have its own airport, but it’s very well connected to Asturias Airport (OVD), which is located about 40 kilometers west of Gijón, between the municipalities of Castrillón and Soto del Barco. It is the only airport in the region and offers national and international connections.

Airlines with regular presence:

• Volotea: One of the airlines with the most operations in Asturias, offering numerous national and international routes (to cities like Paris, Venice, Lisbon, etc.).
• Vueling: Connects OVD with Barcelona, Palma de Mallorca, and other Spanish and European cities.
• Iberia / Air Nostrum / Iberia Express: Offer flights to Madrid, which is an important hub for international connections.
• Ryanair: Operates routes to various European cities.
• Others: Airlines like Binter (Canary Islands), Lufthansa (Frankfurt), among others, also operate routes, although these may vary by season.

Key National Destinations:

• Madrid (connections to international flights)
• Barcelona
• Palma de Mallorca
• Gran Canaria
• Tenerife
• Seville
• Malaga
• Valencia (often via Madrid or Barcelona)

Direct International Destinations (may vary by season):

• Paris (France)
• London (United Kingdom)
• Dublin (Ireland)
• Lisbon (Portugal)
• Rome (Italy)
• Venice (Italy)
• Düsseldorf, Frankfurt (Germany)
• Zurich (Switzerland)
• Brussels (Belgium)

For connecting flights to more distant or less frequent destinations, it’s generally necessary to make a stopover in Madrid or Barcelona.

Airport Access from Gijón: There are regular bus services connecting Gijón (from the E.S.A. bus station) with the airport, with an approximate journey time of 45-50 minutes. Taxi and VTC services are also available.

Education in Gijón

International Schools in the Gijón Area

In Gijón and its surroundings, the offering of international schools is more limited compared to large cities like Madrid or Barcelona, but there are options that can meet the needs for bilingual or international education:

• Colegio San Ignacio (Oviedo): Although it is in Oviedo, about 30 km from Gijón, it is one of the most renowned private institutions in Asturias, with a bilingual curriculum and a focus on academic excellence. Many students from Gijón travel to Oviedo to attend prestigious schools.
• Private/Semi-Private Bilingual Schools in Gijón: Several schools in Gijón offer bilingual (Spanish-English) programs that may be of interest. Examples include Colegio Virgen Reina, Colegio Corazón de María (CODEAM), or Colegio La Asunción. They are not “international” in the sense of following a foreign curriculum (like the International Baccalaureate), but they offer significant immersion in English.
• Language Schools: In addition to formal education, Gijón has numerous language academies offering classes for children and adults, including English, French, German, etc., which complements language training.

For those seeking a fully international curriculum (such as the International Baccalaureate), they will likely need to consider options in larger cities in Spain or evaluate the local bilingual offerings.

Universities in Gijón

Gijón is an important university city within Asturias, hosting several campuses and faculties of the University of Oviedo, the only public university in the autonomous community.

• University of Oviedo:
  • Gijón Campus (Viesques Campus or Engineering Campus): This is the main university hub in the city. It specializes in engineering and technology.
    • Polytechnic School of Engineering of Gijón: Offers a wide range of degrees and master’s programs in various branches of engineering (Industrial, Computer Science, Telecommunications, Mining, Civil, etc.). It is one of the most important engineering centers in northern Spain.
    • Faculty of Commerce, Tourism and Social Sciences Jovellanos: Also located in Gijón, it offers degrees related to Commerce and Marketing, Tourism, and Management of Small and Medium Enterprises.
    • Higher School of Civil Marine: Offers degrees related to maritime navigation and transport.
  • Other Affiliated or Collaborating Centers: The University of Oviedo also has the support of other research centers and higher vocational training in Gijón.
• ESIC Business & Marketing School: Although your original question mentioned ESIC in Valencia, ESIC has a national presence. In Gijón, while it doesn’t have a full university campus as in other large cities, it may offer postgraduate programs, master’s degrees, or specialized courses in business and marketing through collaborations or executive formats. It is advisable to consult directly with ESIC to see their specific offering in Asturias.
• Other Higher Education Institutions:
  • Vocational Training Centers: Gijón has an excellent network of Vocational Training (FP) centers offering mid- and higher-level training cycles in various areas, with high employability.
  • National University of Distance Education (UNED): Gijón is home to an associated center of UNED, allowing students to pursue a wide variety of degrees and master’s programs online and blended, with tutorials and exams in the city.

The universities you mentioned in your list for Valencia (Catholic University of Valencia Saint Vincent Martyr, European University of Valencia, CEU Cardinal Herrera University, Valencia International University (VIU), Florida Universitària, Berklee College of Music) are institutions based in the Valencian Community and therefore do not have campuses in Gijón. The university offering in Gijón is mainly centered on the University of Oviedo, with a strong focus on engineering.

List of Consulates and Embassies in Gijón

Generally, Consulates and Embassies of foreign countries are established in provincial capitals or, more frequently, in the country’s capital (Madrid) or in large cosmopolitan cities (such as Barcelona or Valencia).

Gijón does not host permanent consulates or embassies of foreign countries.

• Honorary Consulates: Occasionally, there may be honorary consulates of some countries, which are managed by local citizens and offer very limited consular services, generally related to assisting their nationals. However, they are not full diplomatic offices. The availability of these honorary consulates may vary and they are not always present for all countries.
• Consulates in Asturias: The capital of Asturias, Oviedo, is the most likely place to find an honorary consulate or consular delegation for the region.
• Consulates General or Embassies: For most consular procedures (visas, passports, civil registries, etc.) and for diplomatic representation, residents in Gijón (and in Asturias in general) must go to:
  • Madrid: Where most Embassies and Consulates General are located.
  • Barcelona: For some countries, Consulates General may have jurisdiction over a part of Spain that includes Asturias.

Therefore, the extensive list of consulates you mentioned for Valencia (Austria, Germany, Belgium, etc.) does not directly apply to Gijón. If you need consular services for a specific country, you should check the location of its embassy or consulate general in Spain, which will almost certainly be in Madrid or, in some cases, Barcelona.

Official Chambers of Commerce in Gijón

Yes, Gijón has an important Chamber of Commerce that plays a fundamental role in supporting local businesses and promoting the region’s economy.

• Chamber of Commerce, Industry, Services and Navigation of Gijón:
  • Location: C. Francisco Tomás y Valiente, 1, 33201 Gijón, Asturias.
  • Functions: Offers a wide range of services to businesses and entrepreneurs, including:
    • Consulting and training.
    • Support for internationalization.
    • Project and subsidy management.
    • Arbitration and mediation.
    • Economic studies and statistics.
    • Issuance of certificates and commercial documents.
    • Organization of fairs and business events.
    • Promotion of local trade.

It is an essential point of reference for any economic or investment activity in the city and the region.

Buying, Investing, or Renting Property in Gijón

The real estate market in Gijón, as in the rest of Asturias, is generally more stable and affordable than in large cities or the more touristy coastal areas of the Mediterranean.

• Buying: Property purchase is an attractive option due to its price-quality ratio. There’s a varied offer, from apartments in the city center and residential neighborhoods to single-family homes or chalets on the outskirts (Somió, La Pedrera) or in nearby rural areas.
• Investing: Real estate investment can be interesting, especially in the rental sector, given student demand (due to the university) and growing tourism. Prices are more accessible than in other cities, which can offer good profitability.
• Renting: The rental market in Gijón is active. It’s a popular destination for students, workers, and families alike. Rental prices are more moderate than in Madrid or Barcelona.

Typology of Construction in Gijón City

The typology of construction in Gijón is varied and reflects its urban evolution:

• Medium-Rise Buildings: Predominant in the center and more established neighborhoods (El Centro, La Arena, Laviada, El Llano). These are buildings of 4 to 8 floors, often with modernist, classic, or more contemporary facades, and apartments with 2-4 bedrooms.
• Post-War and Urban Development Blocks: Neighborhoods like La Calzada, Pumarín, or Natahoyo feature housing blocks built between the 1950s and 1980s, with more functional typologies. Many of them have been renovated or are in the process of being so.
• Modern Buildings and Expansion Areas: In recently developed neighborhoods like Viesques, Nuevo Gijón, or Montevil, modern constructions predominate, with ample common areas, garages, and apartments with contemporary layouts.
• Chalets and Single-Family Homes: Abundant in the peripheral and more luxurious residential areas, such as Somió, or in nearby rural parishes (Deva, Granda, Cabueñes), featuring landscaped plots and traditional Asturian or more contemporary-style constructions.
• Fishermen’s Houses in Cimavilla: The old town (Cimavilla) preserves the traditional architecture of fishermen’s houses, often renovated and with a particular charm.

Cities and Villages Surrounding Gijón

Asturias is a relatively compact region, and from Gijón, you can easily access other important population centers:

• Oviedo: The capital of Asturias, about 30 km to the south. Connected to Gijón by highway and train. Administrative and political center, with a UNESCO World Heritage old town.
• Avilés: Another of the three major Asturian cities, about 25 km to the west. Industrial and cultural port (Niemeyer Centre).
• Villaviciosa: About 25 km to the east, known for its cider production and its estuary.
• Candás and Luanco: Charming fishing villages on the central coast, about 20-25 km to the west.
• Mieres and Langreo: Former mining centers in the valleys, about 30-40 km to the south, offering interesting industrial heritage.
• Nearby Charming Rural Areas: Parishes like Deva, Cabueñes, La Pedrera, or Granda offer a more rural and tranquil environment, yet are just a few minutes from Gijón’s city center.

Cadastral Office and Property Registry Offices in Gijón

• Cadastral Office (Gerencia Regional del Catastro de Asturias):
  • The main office for Asturias is in Oviedo (Plaza de España, 2). However, Gijón has an Information and Citizen Attention Office of the Cadastre (O.I.C.) in the Casa Consistorial (Plaza Mayor, s/n) where inquiries and some cadastral procedures can be carried out. For more complex procedures, you may need to go to the Management in Oviedo or use the Cadastre’s Electronic Headquarters.
• Property Registries in Gijón:
  • Gijón has several Property Registries. The distribution is done by geographical areas of the city. You can search “Registro de la Propiedad Gijón” on the website of the College of Registrars of Spain to find the one corresponding to a specific address. These bodies are fundamental for verifying the ownership, encumbrances (mortgages, liens), and legal description of any property.

How to Obtain a Certificate of Habitation in Gijón

The Certificate of Habitation (Second Occupancy License) and the First Occupancy License are key documents for any dwelling. In Asturias, these procedures are regulated by regional regulations and Gijón’s municipal ordinances.

• What is the Certificate of Habitation? It is a document that certifies that a dwelling meets the minimum conditions of health, hygiene, and structural soundness to be inhabited. It is necessary to contract utilities (water, electricity, gas) and for the sale or rental of the dwelling.
• What is the “First Occupancy License”? It is the permit granted by the City Council to a newly constructed building so that it can be occupied for the first time, once the works are completed and it is verified that it conforms to the project and urban planning regulations.
• What is the “Responsible Declaration for Second Occupancy”? In Asturias, for the second occupancy of existing dwellings, the procedure has been simplified in many cases through a Responsible Declaration. This means that the owner or a qualified technician declares under their responsibility that the dwelling meets the habitability requirements, without the need for a prior inspection by the city council. This speeds up the process.

Documents required to obtain a Certificate of Habitation in Gijón (for resales or second occupancies):

1. Hire a Qualified Professional: An architect or technical architect must prepare the technical habitability certificate, verifying that the dwelling complies with current regulations (area, ventilation, installations, etc.).
2. Property Documentation: Property deed, simple note from the Property Registry, cadastral reference.
3. Applicant’s DNI/NIE.
4. Application Form/Responsible Declaration: Downloadable from the Gijón City Council website or obtainable at the Citizen Service Office.
5. Payment of Municipal Fees.

Steps for the procedure:

1. The owner contacts an architect/technical architect.
2. The technician inspects the dwelling and issues the Technical Certificate of Habitation.
3. The owner or technician submits the Technical Certificate and the Responsible Declaration (or second occupancy license application, if applicable) to the Gijón City Council (Urban Planning Department).
4. Once the Responsible Declaration is submitted and the fees are paid, the dwelling is considered fit for occupancy. The city council may carry out subsequent inspections to verify the information.

Important Considerations:

• Is Occupancy License the same as Certificate of Habitation? Yes, they are often used interchangeably or are closely related. The First Occupancy License refers to the first time a new construction is occupied. The Certificate of Habitation (or Second Occupancy License, or Responsible Declaration of Second Occupancy) refers to subsequent occupations or existing dwellings.
• Differences between First Occupancy License and Second Occupancy License:
  • First Occupancy: For newly completed buildings. Certifies that the construction conforms to the project and meets the conditions for its first occupation.
  • Second Occupancy: For existing dwellings. Certifies that they maintain habitability conditions over time.
• Responsible Declaration of Second Occupancy: As mentioned, in Asturias, this procedure has simplified obtaining the certificate for existing dwellings, transferring the responsibility for habitability to the declarant and the technician.

Cadastral Value and Fiscal Value in Gijón

• Cadastral Value: This is an administrative value set by the General Directorate of the Cadastre for each property, based on criteria such as its location, surface area, construction quality, age, and renovations. It serves as the basis for calculating taxes such as the Real Estate Tax (IBI) and the Municipal Capital Gains Tax. You can obtain it through the Cadastre’s Electronic Headquarters with a digital certificate or at the Cadastre Offices.
• Fiscal Value (Reference Value): Since 2022, Law 11/2021 on measures to prevent and combat tax fraud introduced the Reference Value as the tax base for taxes such as the Property Transfer Tax (ITP) and the Inheritance and Gift Tax (ISD) in real estate transfers. This value is calculated by the General Directorate of the Cadastre based on the prices of property sales made before a Notary Public. It can be consulted on the Cadastre’s Electronic Headquarters. It is a value different from the cadastral value and market value, although it usually approximates the latter.

How to Obtain a Building License in Gijón

To carry out any type of work in Gijón, from a small renovation to a new construction, a municipal license is required or a prior communication/responsible declaration must be submitted, depending on the magnitude of the work.

General steps:

1. Define the type of work:
   • Minor Work: Small renovations (changing windows, bathrooms, kitchens without affecting the structure). Often require a “Prior Communication” or “Responsible Declaration of Minor Work.”
   • Major Work: New construction, extension, structural rehabilitation, change of use. Requires a “Major Work License” and a technical project endorsed by an architect.
2. Technical Project (for Major Work): Commission an architect or technical architect to draft the project (basic and execution) according to Gijón’s urban planning regulations (General Urban Planning Plan, PGOU) and the Technical Building Code.
3. Documentation:
   • Official application form from Gijón City Council.
   • Technical project (if applicable).
   • Applicant’s DNI/NIE.
   • Cadastral reference of the property.
   • Justificante of payment of municipal fees and taxes (ICIO – Tax on Constructions, Installations, and Works).
   • Sometimes, other sectoral permits (e.g., if it affects heritage, if there is public road occupation).
4. Submission: Submit all documentation to the Urban Planning Office of Gijón City Council or electronically.
5. Resolution: The City Council will review the documentation and the project. If everything is correct, the license will be granted (it can take months for major work) or the prior communication will be accepted.
6. Start and End of Work: Once the license is obtained, work can begin. Upon completion, the City Council must be notified, and for major work, the First Occupancy License must be requested.

Water, Electricity, and Gas Suppliers in Gijón City

• Water Supply:
  • Company: The main company responsible for the supply of drinking water and sanitation in Gijón is EMASA (Empresa Municipal de Aguas de Gijón, S.A.).
  • Steps to Connect: If it’s a new construction, the connection and service activation must be requested. For second-hand homes, it’s a change of ownership. Holder’s data, property data, and sometimes the habitability certificate or first occupancy license are required.
• Electricity Supply:
  • Distributor: The electricity distribution company in most of Asturias, including Gijón, is E-Redes (EDP Group). They are responsible for the infrastructure (cables, poles) and the quality of the supply.
  • Retailers: You can choose from numerous retailers (Endesa, Iberdrola, Naturgy, Repsol, TotalEnergies, etc.) to contract electricity. They are the ones who bill for consumption.
  • Steps to Connect: You will need the CUPS (Universal Supply Point Code) of the dwelling, holder’s data, DNI/NIE, electrical installation certificate (CIE) if it’s a new installation or if there have been significant changes. It can be processed online or by phone with the chosen retailer.
• Gas Supply:
  • Distributor: The main gas distributor in Gijón is Nortegas. They own the gas pipeline network and connections.
  • Retailers: You can contract gas with retailers such as Naturgy, Repsol, Endesa, Iberdrola, TotalEnergies, etc.
  • Steps to Connect: Similar to electricity, you will need the universal gas supply point code, holder’s data, and the gas installation certificate (IGR).

Tips for Choosing a Provider: Compare rates (fixed, variable, with time-of-use tariffs), additional services, and customer reviews. Use online comparators.

Specific Licenses in Gijón

• Well License: In Gijón (and in Asturias), the drilling and use of water wells for private use (not public or industrial) requires the corresponding authorization from the Cantabrian Hydrographic Confederation (the state body responsible for river basins), in addition to possible municipal permits if the work affects urban planning. It is a process that can be complex and requires technical projects.
• Solar Panels in Your Home in Gijón: Yes, it is possible to install photovoltaic solar panels for self-consumption in Gijón. National and regional (Asturias) regulations have simplified the procedures. A technical project, a building license or prior communication from Gijón City Council, and the legalization of the installation before the regional administration are required. Grants and subsidies are available.
• Requirements for Installing a Septic Tank in Your Home in Gijón: If a dwelling does not have a connection to the municipal sewage network, it will need a septic tank. The installation must strictly comply with Asturian regional and municipal regulations on discharges and sanitation. A technical project, a building license from the City Council, and, occasionally, authorization from the water authority if there is a final discharge into a public or underground watercourse are required. New installations usually require approved compact tanks and advanced treatment systems.
• Pets (Dogs or Cats) in Your Gijón Home: Yes, pets are allowed in houses and apartments in Gijón, provided that the Animal Welfare Law (national) and Gijón’s municipal ordinances (e.g., on the ownership of potentially dangerous dogs, hygiene rules, removal of excrement in public areas, use of leashes and muzzles if applicable) are complied with. It is mandatory to register animals with the City Council and keep them identified (microchip).
• Horses in Your Home in Gijón: Keeping horses on private property in Gijón or its surroundings is possible but requires compliance with specific regulations:
  • Urban Zoning: The property must be on rustic land or in a residential area that allows activities of this type (which is rare in the urban core).
  • Licences and Registrations: Municipal licenses will be needed for the construction or adaptation of stables, health and animal welfare permits from the Regional Ministry of Rural Development and Livestock of the Principality of Asturias, and registration of facilities and animals.
  • Dimensions and Conditions: Minimum surface areas per animal, hygiene conditions, waste management, and access to adequate water and food are required. It is not feasible in an urban environment or on small plots.

Buying a House in Gijón: General Tips and Recommendations

The purchasing process is similar throughout Spain, but with local nuances:

• Hire a Qualified Local Lawyer in Gijón: This is essential. A lawyer specializing in real estate law in Gijón will help you verify the legality of the property, draft contracts, and ensure the transaction goes smoothly.
• Check the Property’s Legal Status: Your lawyer will conduct thorough due diligence:
  • Simple Note from the Property Registry: To verify ownership, encumbrances (mortgages, liens), exact description of the property, and square meters.
  • Community Debt Certificate: To ensure there are no outstanding debts with the homeowners’ association.
  • IBI Debt Certificate: To confirm that the Real Estate Tax is up to date.
• Review Building Specifications: If it’s an apartment, check the general condition of the building, common areas, approved or pending special assessments.
• Ensure Urban Compliance: Make sure the property and any extensions or renovations have the necessary licenses and comply with Gijón’s PGOU (General Urban Planning Plan).
• Mortgage Pre-Approval: If you need financing, get mortgage pre-approval before seriously searching to know your budget.
• Review and Understand All Contracts: Earnest money contract (deposit), purchase agreement. Have your lawyer meticulously review them.
• Deposit Agreement: DO NOT SIGN A DEPOSIT AGREEMENT WITHOUT YOUR LAWYER’S PRIOR CONSENT! This contract is binding and establishes the terms of the reservation and penalties if either party backs out.
• Property Survey: Consider hiring a technical expert (architect or quantity surveyor) for a detailed inspection of the structural condition and installations.
• Plan for Additional Costs: In addition to the purchase price, there are taxes, notary and registry fees, and lawyer’s fees. Budget an additional 10-14% on the purchase price.
• Title Insurance: Although less common than in other countries, your lawyer can recommend it or explain its equivalents in Spain.
• Completion and Registration: The purchase and sale are formalized before a notary and then registered in the Property Registry.
• NIE Number (Foreigner Identification Number): Essential for any foreigner who wants to buy property or carry out economic transactions in Spain. It is requested at the National Police Station (by appointment) or at Spanish Consulates abroad.
• Post-Purchase: Change utilities to your name, register with the local council (empadronamiento), inform the homeowners’ association, pay the IBI.
• Cultural and Linguistic Considerations: Although Spanish is the main language, Asturian is present in Asturias. It does not affect legal procedures, which will always be in Spanish.

Expenses and Taxes When Buying a House in Gijón

Taxes and expenses are national and regional, so the rates of the Principality of Asturias will apply.

• Buying New Build Property (Obra Nueva):
  • VAT (Value Added Tax): 10% of the purchase price in Asturias for new build housing.
  • Stamp Duty (AJD – Actos Jurídicos Documentados): 1.2% of the purchase price in Asturias.
• Buying Resale Property (“Segunda Mano”):
  • Property Transfer Tax (ITP – Impuesto de Transmisiones Patrimoniales): In Asturias, the general rate is 8% of the reference value or the purchase price (whichever is higher). There are reduced rates for certain groups (young people, large families, social housing), which can be 3%, 4%, or 6%.
• Common Expenses in Both Cases:
  • Notary Fees: According to legal tariffs, vary with the property price (approximately 0.2% – 0.5%).
  • Property Registry Fees: According to legal tariffs (approximately 0.1% – 0.25%).
  • Lawyer’s Fees: Negotiable (approximately 1% of the purchase price, or a fixed fee).
  • Gestoría Fees (optional): If you hire a gestoría to process taxes and registration (approximately €300-€600).
  • Appraisal Fees (if there is a mortgage): Necessary for the bank (€300-€600).
  • Mortgage Expenses (if applicable): Practically all assumed by the bank since the new mortgage law (appraisal, notary, registry, gestoría, and mortgage stamp duty).

Tip: Have a clear budget that includes these additional expenses. A lawyer or tax advisor can give you a precise calculation. While I cannot provide a calculator here, remember that the total usually ranges from 10-14% of the purchase price for resale properties and a bit more for new builds.

Owning a House in Gijón – Taxes, Maintenance, and Costs

Once you own a property, there are annual expenses:

• IBI (Impuesto sobre Bienes Inmuebles – Real Estate Tax): An annual municipal tax on the cadastral value of the property. Paid to Gijón City Council. The tax rate in Gijón varies but is usually between 0.4% and 1.1% of the cadastral value.
• Income Tax on Individuals (IRPF – Impuesto sobre la Renta de las Personas Físicas):
  • If it’s your main residence: No imputed income is taxed.
  • If it’s a second residence (not rented): An annual income is imputed (generally 1.1% or 2% of the cadastral value) and taxed on your income tax return.
  • If it’s rented: Rental income is taxed under IRPF, with possible reductions if it’s for permanent housing.
• Wealth Tax on Assets in Asturias: A state tax devolved to the Autonomous Communities. In Asturias, it applies to net assets exceeding €700,000 per person (excluding the main residence up to a certain limit).
• Municipal Capital Gains Tax (Plusvalía Municipal – Tax on the Increase in the Value of Urban Land): Paid to the City Council when a property is sold. It taxes the increase in the value of the land from the time of purchase to the time of sale. Paid by the seller.
• Community Fees: Monthly or quarterly fees for the maintenance of common areas (cleaning, elevator, electricity, gardens, swimming pool if applicable).
• Utilities: Water, electricity, gas, internet.
• Insurance: Home insurance is mandatory if you have a mortgage; highly recommended in any case.
• Maintenance: Costs of property upkeep.

Tax Offices in Asturias Province (Reference for Gijón)

While you mentioned many offices in Valencia, in Asturias, tax management is centralized in the capital and major cities:

• Tax Agency (AEAT) in Gijón:
  • Gijón Administration: C. Capua, 8, 33202 Gijón, Asturias.
  • Special Delegation of Asturias: C. de General Elorza, 25, 33002 Oviedo, Asturias (the main one for the region).
    Here, state taxes such as IRPF, VAT, Corporate Tax are managed.
• Asturian Consortium of Technological Services (CAST): For the management of regional taxes such as the Property Transfer Tax (ITP), Inheritance and Gift Tax (ISD), etc. Management is done through the tax services of the Principality of Asturias, often electronically or at their offices in Oviedo (C/ Llamaquique, s/n).
• Gijón City Council: For municipal taxes such as IBI, Municipal Capital Gains Tax, etc. Managed through their collection offices or their electronic portal.

Selling a House in Gijón

When selling a property in Gijón, there are also a series of taxes and expenses you should consider:

• Municipal Capital Gains Tax (Plusvalía Municipal – Impuesto sobre el Incremento del Valor de los Terrenos de Naturaleza Urbana): As mentioned, this is paid by the seller to Gijón City Council. It is calculated on the cadastral value of the land and the time the property has been held.
• Capital Gains Tax (IRPF – Impuesto sobre la Renta de las Personas Físicas): If you make a profit from the sale (sale price – purchase price – associated purchase/sale expenses), you will have to pay tax on that profit in your income tax return (IRPF). Rates vary depending on the gain (currently between 19% and 28% for 2024). There are exemptions (e.g., reinvestment in habitual residence for those over 65 or for changing habitual residence).
• Non-Resident Income Tax (IRNR): If you are a non-resident for tax purposes in Spain, the buyer will withhold and pay 3% of the sale price to the Tax Agency. This is a payment on account of your IRNR, which you will then have to declare to settle the actual tax on the gain.
• Real Estate Agent Fees: If you use an agency (negotiable, usually between 3% and 5% + IVA of the sale price).
• Notary and Property Registry Fees: These expenses are, by law, borne by the buyer, unless otherwise agreed (but the custom is for the seller to pay the deed of sale and the buyer the first copy and registration).
• Lawyer and Solicitor Fees: Advisable for reviewing documentation and optimizing taxation.
• Mortgage Cancellation Fees: If the property has an outstanding mortgage, you will have to cancel it in the registry. This entails notary, registry, and gestoría fees.
• Energy Performance Certificate (EPC): Mandatory for selling or renting. It must be valid and no more than 10 years old.
• Renovation of the Certificate of Habitation: If it has expired, it is possible that you need to renew it before the sale.
• Updating Constructions on Your Property: If you have carried out works or extensions that are not registered, you will have to regularize them before the sale, which involves project, license, and registration expenses.
• Other Possible Costs: Certificate of being up to date with the homeowners’ association, utility expenses up to the date of sale, etc.

Renting a House in Gijón

The rental market in Gijón is active and has a lower average cost than in major capitals.

• What are the best areas for rent in Gijón?
  • Center / La Arena: Ideal if you’re looking for urban life, proximity to services, shops, leisure, and San Lorenzo beach.
  • El Llano / Pumarín: Good value for money, established neighborhoods with all services, suitable for families.
  • Viesques / Montevil: Newer, residential areas, with wide avenues, green spaces, ideal for families seeking tranquility and modernity.
  • Cimavilla: If you’re looking for charm, history, and a bohemian atmosphere, although the offer is more limited.
  • Areas Near the Campus (Viesques): Interesting for students due to proximity to the University of Oviedo.
• What are the most rented areas in Gijón by Airbnb?
  • The most demanded areas for tourist rentals tend to be the Center, La Arena (due to the beach), and Cimavilla (due to its historic charm and atmosphere). Proximity to San Lorenzo beach and major tourist attractions is key.
• What are the costs for renting a house in Gijón?
  • Deposit (Fianza): Mandatory, equivalent to one month’s rent, which is deposited with the Principality of Asturias.
  • Additional Guarantees: The owner may request an additional guarantee (up to two months’ rent) or a bank guarantee.
  • Agency Fees (if applicable): If the landlord is a legal entity, the fees are paid by the landlord. If the landlord is a natural person, it is negotiated.
  • First Month’s Rent.
• Taxes:
  • Income Tax on Individuals (IRPF): Rental income must be declared in your IRPF. Owners can apply deductions and, in some cases, a 50% reduction (or 90% under the new housing law if the price is lowered).
  • Property Transfer Tax (ITP): Although sometimes not required, the tenant is the taxpayer of this tax on the rent. The amount is low (for example, for a €700/month rent for 5 years, the total ITP would be about €168). It can be self-assessed online.
• Other Costs: Utilities (water, electricity, gas, internet) which are usually borne by the tenant, and community fees if stipulated in the contract (although it is common for the owner to pay them).
• Considerations for Non-Residents: If you are a non-resident and rent out a property, your rental income is taxed through the Non-Resident Income Tax (IRNR). It is advisable to have a tax advisor.

How to Get a Tourist License in Gijón

To rent a property for tourist purposes in Gijón, it is mandatory to obtain a Tourist Use Dwelling (VUT) License. This regulation depends on the Principality of Asturias and Gijón City Council.

1. Ensure Your Property is Eligible:
   • It must have a First Occupancy License or Responsible Declaration of Second Occupancy and comply with all habitability requirements.
   • It must have an Energy Performance Certificate.
   • It must comply with the technical and equipment characteristics required by regional regulations (e.g., having a bedroom, living room, kitchen, bathroom).
   • Check the specific municipal regulations of Gijón City Council, which may impose additional restrictions by areas or types of buildings. For example, some city councils may restrict VUTs in apartments or in certain areas.
   • Homeowners’ Association Statutes: Verify if your homeowners’ association statutes prohibit or restrict tourist rentals.
2. Registration and Application:
   • Submit a Responsible Declaration of Commencement of Vacation Rental Activity to the competent Ministry of the Principality of Asturias (usually Turismo or Industria).
   • The dwelling will be registered in the Register of Tourism Companies and Activities of the Principality of Asturias, and a registration number will be assigned that must appear in all advertising.
   • Often, a Prior Communication or specific license from Gijón City Council is also required, which may have its own fees and requirements.

Important Considerations:

• Changing Regulations: Regulations on tourist use dwellings are constantly under review, especially at the municipal level, due to their impact on residential housing. It is crucial to always consult the latest regulations of the Principality of Asturias and Gijón City Council.
• Taxation: Income from tourist rentals is taxed under IRPF (or IRNR for non-residents) as real estate capital income or economic activities, depending on whether hotel-like services are provided.

Squatters and “Okupas” in Gijón: Is This a Real Problem?

“Okupación” (illegal occupation of properties) is a concern in Spain, but the scale of the problem varies significantly by region and city.

• Is it a real problem in Gijón?
  • Compared to areas in Barcelona, Madrid, or some areas of Andalusia, the “okupación” of inhabited homes or regularly used second homes is much less common and is not considered a widespread or endemic problem in Gijón.
  • The majority of cases of “okupación” in Asturias usually refer to uninhabited properties owned by large holders (banks, developers) or abandoned properties, rather than intrusion into primary or secondary residences of private individuals.
  • The cases in which the “okupación” affects an inhabited dwelling or a regularly used second residence are exceptional, and when they occur, the police usually act quickly if reported within the first 48 hours (trespassing).
• How to avoid squatters or “okupas” in your Gijón home?
  • Maintain the dwelling inhabited or show signs of use: Make it look like someone lives there (lights, empty mailbox, regular visits).
  • Security systems: Alarms, security doors, and windows.
  • Vigilance: Trustworthy neighbors who can keep an eye on it.
  • Get home insurance: Many insurance policies offer specific coverage against “okupación,” including legal costs and eviction.
  • Act quickly: If you detect an occupation of your property, report it immediately to the National Police or Guardia Civil. The sooner you act, the easier the eviction will be.

Legal Services in Gijón

Gijón has a solid legal community and a wide range of lawyers specializing in various branches of law.

1.- How to Be a Lawyer in Gijón and the Bar Association

• Gijón Bar Association (Ilustre Colegio de la Abogacía de Gijón – ICAGI): To practice law in Gijón, a law graduate must complete a Master’s degree in Law, pass the national Bar Exam, and register with a bar association. Lawyers wishing to practice in Gijón register with the Ilustre Colegio de la Abogacía de Gijón (ICAGI), located at C. de Jovellanos, 15, 33201 Gijón.

What are the Costs of a Lawyer in Gijon for a Property Transaction?

Lawyers’ fees in Spain are freely set and negotiated directly with the client. There are no fixed fees established by bar associations. For a property purchase/sale transaction:

• They can range between 0.5% and 1.5% of the purchase price, plus VAT.
• A fixed fee for the complete service is also common, which can vary from €1,500 to €5,000 or more, depending on the complexity of the operation and the value of the property.
• It is fundamental to request a detailed written quote before hiring services.

How to Choose the Best Property Lawyer in Gijón

• Specialization: Look for lawyers or firms specializing in Real Estate and Urban Planning Law.
• Experience Local: A lawyer with experience in Gijón and Asturias will be familiar with the specifics of the Cadastre, Property Registry, Gijón City Council, and regional regulations.
• Recommendations: Ask for references from people who have bought or sold properties in Gijón or search for online reviews.
• Language: If you don’t speak Spanish fluently, look for a lawyer who speaks English (or your language).
• Transparency: They should be clear about fees, timelines, and potential problems.
• Communication: They should maintain fluid communication and keep you informed at every step of the process.

Lawyers’ Services in Gijón (Types of Lawyers)

Gijón has professionals in all branches of law:

• Real Estate and Urban Planning Lawyers:

  Essential for purchases/sales, rentals, licenses, urban compliance, construction defects.

• Property and Construction Dispute Lawyers:

  Specializing in litigation related to property, hidden defects, breach of contract, etc.

• Civil Lawyers:

  For contracts, family, inheritances, civil liability, divorces, evictions.

• Inheritance Lawyers (Succession Law):

  For wills, heir declarations, distribution of assets, inheritance taxes.

• International Inheritance and Succession Lawyers:

  For successions with foreign elements (heirs or assets in another country).

• Criminal Lawyers:

  Defense or prosecution in criminal cases.

• Labor Lawyers:

Dismissals, wage claims, workplace harassment.

• Tax or Fiscal Lawyers:

Advice and defense on tax matters (IRPF, Wealth Tax, Corporate Tax, etc.).

• Corporate Lawyers:

  For company formation, commercial contracts, mergers, bankruptcy proceedings.

• Immigration Lawyers:

  Residence permits, visas, nationality.

• International Orientation Lawyers:

  Firms with experience in advising foreign clients or in cases with international components.

• English, French, Dutch/Netherlands, German Speaking Lawyers:

  Increasingly, firms offer services in foreign languages to cater to international clientele.

Tribunals and Courts of Justice in Gijón

Gijón has its own judicial district and courts for most matters, although the High Court of Justice is in Oviedo.

1. High Court of Justice of the Principality of Asturias (Tribunal Superior de Justicia del Principado de Asturias): Located in Oviedo (Plaza del Carbayón, s/n). It is the highest judicial body within the autonomous community of Asturias.
2. Provincial Court of Asturias (Audiencia Provincial de Asturias): Also in Oviedo (Plaza del Carbayón, s/n). It resolves appeals against judgments from the Courts of First Instance and Instruction.
3. Courts of First Instance (in Gijón): Deal with civil matters (contracts, family, inheritances, claims for payment). Several in the City of Justice of Gijón.
4. Investigative Courts (“de Instrucción”) (in Gijón): Investigate crimes and deal with minor criminal cases. Several in the City of Justice of Gijón.
5. Criminal Courts (in Gijón): Hear cases for crimes punishable by prison sentences of up to five years.
6. Labor Courts (“de lo Social”) (in Gijón): Deal with labor and Social Security conflicts.
7. Contentious-Administrative Courts (in Gijón): Resolve disputes against public administrations (fines, licenses, expropriations).
8. Violence Against Women Courts (in Gijón): Specialized in gender violence crimes.
9. Civil Registry (in Gijón): For registrations of births, marriages, deaths, nationality.
10. Juvenile-Minors Courts (in Gijón): Deal with crimes committed by minors.

• City of Justice of Gijón: Most of Gijón’s courts (First Instance, Instruction, Criminal, Labor, Contentious-Administrative, Violence Against Women, Minors, and Civil Registry) are grouped in the City of Justice of Gijón, located at C. de la Justicia, s/n, 33207 Gijón, facilitating procedures.

Notarial Services

• List of Notaries in Gijón City: Gijón has several notary offices distributed throughout the city. You can find an updated list on the website of the General Council of Notaries or by searching “notaría Gijón” in local directories. Some well-known ones include: Notaría de Ángel de la Fuente Hontañón, Notaría de D. Francisco de Borja Múgica Aguinaga, Notaría de Doña Teresa de Jesús Carbajosa Barandiarán, etc.

• Do I need a lawyer or a notary to buy a house in Gijón city?

  • Both have distinct but complementary and necessary roles.
  • Notary: Is a public official who attests to the legality of documents (such as the purchase deed) and verifies the identity of the parties. Their main function is to ensure the legal certainty of the acts. The notary drafts the public deed and elevates it to a public instrument.
  • Lawyer: Is your personal legal advisor. Their role is to defend your interests. Before signing before a notary, the lawyer conducts exhaustive due diligence on the property (encumbrances, ownership, urban planning situation, taxes), negotiates the terms of private contracts (earnest money, purchase agreement), advises you on tax implications, and represents you in the process.

• Why is a lawyer needed in a purchase/sale transaction in Gijon?

  • Protection of Interests: The notary is impartial. The lawyer is YOUR advocate, ensuring your rights are protected.
  • Thorough Legal Verification: The lawyer goes far beyond what the notary reviews. They investigate the property in the Cadastre, Urban Planning, Property Registry, homeowners’ association, and potential litigation.
  • Drafting and Review of Contracts: The lawyer negotiates and drafts the private contracts (earnest money, purchase agreement) that are the basis of the operation, ensuring that the clauses are fair and favorable to you.
  • Tax Advice: They will inform you about applicable taxes and how to optimize the taxation of the operation.
  • Problem Prevention: Identifies and resolves problems before they turn into costly litigation.

Inheritance Process in Gijón

The inheritance process in Gijón follows Spanish and Asturian law (regarding regional taxes).

1. Obtain the Death Certificate:

   • It is requested at the Civil Registry of Gijón (located in the City of Justice of Gijón) where the person died or where they were registered.

2. Obtain the Certificates of Last Will and Testament and Life Insurance Policies:

   • These are requested from the Ministry of Justice. These certificates indicate whether the person left a will and where, and if they had any life insurance.

3. Locate the Will or Declaration of Heirs:

   • If there is a Will: Go to the notary where it was granted to obtain an authorized copy.
   • If there is no Will (Abintestato Declaration of Heirs): A Declaration of Heirs must be made before a notary. This will determine who the legal heirs are according to the law.

4. Inventory and Valuation of the Estate:

   • The heirs must make a list of all the deceased’s assets (real estate, bank accounts, vehicles, jewelry) and debts (mortgages, loans) of the deceased, and value each one.

5. Liquidation and Payment of Inheritance and Gift Tax (ISD):

   • This is a regional tax. In Asturias, the specific regulations of the Principality of Asturias apply. There are significant bonuses for inheritances between close relatives (descendants, ascendants, spouses). It is filed and paid at the Consejería de Hacienda del Principado de Asturias or its delegated offices, in a period of six months from the date of death (prorrogable).

6. Adjudication and Distribution of the Inheritance:

   • Once taxes are paid, the heirs formalize the distribution of the assets before a notary through the “Escritura de Partición de Herencia”.

7. Registration in the Corresponding Registries:

   • If there are properties, the new ownership is registered in the Property Registry of Gijón. Data is also updated in the Cadastre, Tráfico, banks, etc.

Tip: Given the legal and fiscal complexity, especially in inheritances with real estate or multiple heirs, it is highly recommended to have a lawyer specialized in inheritances to guide you through the entire process.

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