Editor

Pier Tommaso Chirico

Chief Marketing Officer, Velmure Marketing

Pier Tommaso Chirico is Chief Marketing Officer at Velmure Marketing, working with luxury real-estate buyers and sellers on the Costa del Sol. He writes about area positioning, the buyer journey, new developments and the practical side of living on the coast, from schools and healthcare to golf and daily life by neighbourhood.

Pier covers the lifestyle and positioning side of the Listyco journal: which area suits which buyer, how neighbourhoods differ in practice, and what living on the Costa del Sol is actually like day to day. Claims about schools, amenities and services are verified against each institution’s own published information.

Pier Tommaso Chirico

Articles by Pier

Appealing a first-instance decision in Spanish property litigation in 2026: LEC Articles 455 to 467 and the recurso de apelacion

The Terceria de Dominio in Spain in 2026: LEC Articles 595 to 602 and How a Third-Party Owner Can Lift an Embargo on Their Property

The pledge without dispossession (prenda sin desplazamiento) in Spain in 2026: the Ley de 1954 and security interests over property-adjacent assets

The Declaration of Intestate Heirs (Declaracion de Herederos Abintestato) in Spain in 2026: The Notarial Acta de Notoriedad When There Is No Will

The Registro Mercantil in Spain in 2026: What Property Buyers Need to Know About the Commercial Registry

Paying for property at completion in Spain in 2026: bank drafts, transfers and how money changes hands at the notary

Guardianship (tutela y curatela) in Spain in 2026: CC Articles 199 to 299 and how the law protects incapacitated persons and their property

Parental authority (patria potestad) in Spain in 2026: CC Articles 154 to 170 and how it governs property transactions involving minors

Matrimonial Property Regimes in Spain in 2026: Gananciales, Separacion de Bienes and What Foreign Property Owners Must Know

The Contract of Mandate (Contrato de Mandato) in Spain in 2026: CC Articles 1709-1739 and When a Property Agent Acts on Your Behalf

Gazumping and Conditional Clauses in Spanish Property in 2026: Why Spain Has No Chain Risk and How the Arras Contract Protects You

Building Permits (Licencia de Obras) in Andalusia in 2026: LOUA Articles 169 and 169 bis, Major vs Minor Works and When You Need Council Approval

The Right of Way (Servidumbre de Paso) in Spain in 2026: CC Articles 564-570 and Access for Landlocked Property

Indignidad Sucesoria in Spain in 2026: When an Heir Is Disqualified Under CC Article 756

The Easement of Light and Views (Servidumbre de Luces y Vistas) in Spain in 2026: CC Articles 580-590 and What a Property Owner Can Do About Neighbour Windows

The Right of Retention (Derecho de Retencion) in Spain in 2026: When a Creditor Can Hold Your Property Until Paid

Construction Safety Coordinator in Spain in 2026: RD 1627/1997, the Coordinador de Seguridad y Salud and Site Health-and-Safety Obligations

Visiting Marbella in 2026: a travel guide to the Costa del Sol's headline resort for property buyers

Building defects and developer liability in Spain: LOE warranties, seguro decenal and RDL 7/2021 conformity rights explained (2026)

Living in Nueva Andalucia in 2026: Golf Valley Lifestyle, Amenities and Daily Life

Buying Property in Nueva Andalucia in 2026: The Complete Guide to Marbella's Golf Valley

Living in Estepona in 2026: The Complete Lifestyle Guide for Residents, Retirees and Second-Home Owners

Buying Property in Estepona in 2026: The Complete Area Guide to Zones, Prices and the Purchase Process

Marbella New-Build and Off-Plan in 2026: Developments, Bank Guarantees and the Buyer's Guide

Marbella property investment in 2026: rental yields, price trends and where to buy

Living in Marbella in 2026: The Complete Lifestyle Guide for Residents, Retirees and Second-Home Owners

Fractional Ownership of Property in Spain: How 1/8 Shares, SL Structures and Co-Ownership Agreements Work (2026)

Healthcare on the Costa del Sol in 2026: Public System, Private Insurance and the Convenio Especial for Non-Residents

Costa del Sol Weather and Seasons in 2026: Sun Hours, Microclimates and When to Visit or Buy

Golf on the Costa del Sol in 2026: Courses, Frontline Property and the Valley that Runs from Sotogrande to La Cala

International Schools on the Costa del Sol in 2026: Curricula, Fees and Catchment by Municipality

Cost of Living on the Costa del Sol in 2026: The Complete Monthly Budget for Relocators, Retirees and Second-Home Owners

Best areas to live on the Costa del Sol in 2026: Marbella, Estepona, Benahavis, Mijas, Sotogrande and beyond

Exceso de Cabida in Spain: rectifying a registered surface area discrepancy under Ley Hipotecaria Article 201

The tasacion pericial contradictoria in Spain: challenging an AEAT property valuation under LGT Article 135

The property life annuity in Spain: how a renta vitalicia inmobiliaria exchanges your home for a lifetime income

The contractual preference right in Spanish property: a private first-refusal pact under Codigo Civil Article 1255 and how it differs from statutory retracto

The surety bond (seguro de caucion) in Spanish property: what it guarantees and how it differs from a bank guarantee

Consumer Protection for Property Buyers in Spain: Ley 26/1984, Abusive Clauses and Your Rights Against Developers and Agents (2026)

The Building Book (Libro del Edificio) in Spain in 2026: What It Contains, When You Need It and How to Get a Copy

Spanish land classification explained: suelo urbano, urbanizable and rustico, and what it means for building

The 2025 Andalusia Housing Law: Ley 5/2025 on VPO, VFT, vacant homes and what it changes for property owners

Property encumbrances in Spain: cargas y gravamenes, how to check them and what they mean for a buyer in 2026

Sustainable and Wellness Villa Features on the Costa del Sol in 2026: What Eco-Conscious Buyers Should Look For

Buying Property in Marbella from Scandinavia, Germany and the Netherlands: the 2026 Tax and Treaty Guide

Demolition Orders in Spain in 2026: When the Town Hall Can Demolish Your Property and How to Challenge It

Buying Property Through a Cooperative in Spain in 2026: Cooperativa de Viviendas, the Ley 1/2026 Protected Status and the Pre-Construction Route

Community accounts and budget approval in Spain in 2026: how LPH Article 17.7 governs the annual budget and owner rights

Amending community statutes in Spain in 2026: the LPH unanimity rule, reform routes and how to change your urbanisation rules

Does an energy rating affect property value in Spain?

Community Reserve Fund Investment in Spain in 2026: LPH Rules on Bank Deposits, Remuneration and the 10 Per Cent Minimum

Setting Up Utilities in a Spanish Property in 2026: Water, Electricity, Gas and Internet for Non-Resident Owners

Closing a Spanish Bank Account as a Non-Resident in 2026: AML Reasons, the 24-Hour Rule and What Happens to Your Direct Debits

Moving to Marbella from the UK or US in 2026: Visa, Tax and Relocation Guide for Anglophone Buyers

Buying a Tenanted Property in Spain in 2026: LAU Article 14, Tenant Subrogation and Your Obligations to Existing Tenants

VPO Subsidised Housing in Spain in 2026: Can a Foreign Buyer Purchase Protected Housing?

Forced Heirs in Spanish Succession Law in 2026: The Legitima, Herederos Forzosos and How Much of Your Estate You Control

Energy retrofit obligations for Spanish property in 2026: what Directive 2024/1275 means for owners after the transposition deadline

The over-65 capital gains tax exemption in Spain: selling your main residence tax-free after 65 in 2026

Buying Property at a Judicial Auction in Spain in 2026: The Subasta Judicial Process and What Buyers Need to Know

Property management companies in Spain for non-resident owners: 2026 fees, services and compliance

The DGT tramites de conductores form in English in 2026: how to exchange a UK, EU or non-EU driving licence in Spain

The Community President in Spain in 2026: LPH Election, Duties and Personal Liability Under Article 13

Extraordinary Works in Spanish Communities: the 3/5 Supermajority, the Special Derrama and Owner Opt-Out Rights Under the LPH (2026)

Spanish Property Construction Eras in 2026: What the Decade of Build Means for Defects, Permits and Value

Rent Increases in Spain in 2026: The IRAV Index, the Rent Cap Repeal and Stressed-Zone Limits

Property Insurance Claims in Spain: the Consorcio, DANA Payouts and How to Claim After Damage (2026)

Community Dispute Resolution in Spain in 2026: Arbitration, Mediation and Court Action Under the LPH

Property Servitudes in Spain: Servidumbres, Rights of Way, Water and View Easements Explained (2026)

Ending co-ownership in Spain in 2026: extincion de proindiviso, division material and the action for partition

Property Boundary Disputes in Spain: Lindes, Amojonamiento and the Codigo Civil Boundary Rules (2026)

Spanish property deed types explained in 2026: every escritura an owner encounters from purchase to partition

Community Governance in Spanish Properties in 2026: AGMs, Voting Rights, Quorum and the LPH Majority Rules

The seguro decenal in Spain in 2026: the 10-year structural warranty insurance for new-build property

The Convenio Especial in Spain: paying into the public health system when you have no social security cover (2026)

Divorce and Property in Spain: Gananciales, EU Regulation 2016/1103 and Who Gets the House (2026)

Buying a Plot of Land on the Costa del Sol: Urban vs Rustic, Building Permits and Water Rights (2026 refresh)

Repatriating Sale Proceeds from Spain: Tax Clearance, Exchange Controls and Moving Your Money Out (2026)