Flat or apartment: what the real difference is

In Spain, the choice between a flat and an apartment can be confusing for those looking to buy or invest in a property. Although the two terms are often used interchangeably, there are clear differences in features, size, layout, and use that influence the living experience, profitability, and maintenance.

This article explores in detail the difference between a flat and an apartment, offering practical examples.

Definition and characteristics of a flat

In general terms, an apartment is defined as a housing unit located in a multi-story building. Apartments are typically found in urban areas and are part of condominium communities, sharing common spaces such as entrances, elevators, and recreational areas.

Key features of a flat:

• Size: They usually have more than 70 square meters in cities with modern architecture like Madrid or Barcelona.
• Distribution: Separate kitchen, several bedrooms, bathrooms and, in some cases, a terrace or balcony.
• Location: Typically located in urban areas, close to public transport, services and shops.
• Horizontal property: The owners share ownership of the common elements with the community.

For example, a 90 m² apartment in the center of Valencia can have three bedrooms, two bathrooms, and a balcony with city views, ideal for families looking for comfort and access to city amenities.

Definition and characteristics of an apartment

The term "apartment" refers to a smaller, generally self-sufficient, functionally focused housing unit. Apartments are often found in both urban and tourist settings and can be part of residential complexes or stand alone.

Key features of an apartment:

• Size: Between 40 and 70 square meters, although there are exceptions.
• Distribution: Open spaces, such as an integrated living-dining-kitchen area, and generally one or two bedrooms.
• Flexible use: Popular with young professionals, couples, or as a holiday rental investment.
• Low maintenance: Less square footage means less cleaning and lower overhead.

An example would be a 55 m² apartment in Malaga, with an open-concept design, one bedroom and one bathroom, perfect for a couple who want proximity to the beach and tourist amenities.

Price differences between flats and apartments

The price difference between apartments and flats depends on factors such as location, size, age, and amenities. In Spain, as of August 2025, these are the general trends:

• Apartments in major cities: In Madrid and Barcelona, the average price per square meter can exceed €4,000/m² in central areas.
• Urban apartments: They usually cost between €2,500 and €3,500/m², depending on proximity to services and transportation.
• Tourist or coastal apartments: In destinations like Marbella, Alicante, and Mallorca, apartments can reach prices similar to urban flats due to seasonal demand and potential rental profitability.

For example, an 80 m² apartment in the center of Seville can cost around €320,000, while a 50 m² apartment in the same city could cost €150,000–€175,000, offering a more affordable option for singles or couples.

Maintenance and associated expenses

Maintenance is a determining factor when choosing between a flat or an apartment:

Floor

• Larger size means higher cleaning costs and utility bills.
• Community fees are usually higher if they include a pool, gym, or private security.
• More frequent repairs may be required due to the larger number of rooms and surfaces.

Apartment

• Less space reduces electricity, water and heating costs.
• Community fees are generally lower unless it is part of a complex with multiple amenities.
• Less effort in interior and furniture maintenance.

For example, a 100 m² apartment with a terrace and three bathrooms in Barcelona may incur monthly community fees of €150–€200, while a 55 m² apartment in the same area could have fees of €80–€120, reflecting the difference in size and shared amenities.

Use and functionality

Another relevant aspect is the use that will be given to the home:

• Floors: Suitable for families or individuals seeking long-term stability. The multi-room layout and urban location make them ideal for those who prioritize proximity to schools, transportation, and services.
• Apartments: Ideal for short-term rentals, investors, and those seeking space efficiency, vacation rentals, especially in beach destinations or cities with high travel demand, offer attractive profitability opportunities.

For example, a 45 m² apartment in Valencia can be rented for €1,200 per month. tourist regime, generating significant annual returns if managed correctly.

Comparative advantages and disadvantages

These comparisons allow the buyer or investor to decide based on their priorities: space, investment, maintenance, or location.

Practical examples of choice

• A family with two children may prefer a three-bedroom apartment in central Madrid, with easy access to schools and transportation, prioritizing space and functionality.
• A young couple looking to invest in tourist properties could choose an apartment in Malaga, optimizing square footage, maintenance costs, and vacation rental potential.
• A professional moving to Barcelona for temporary work can opt for a small, comfortable, and well-connected apartment, minimizing costs and effort.

Factors to consider before deciding

When wondering what the difference is between a flat and an apartment, it is advisable to evaluate:

1. Purpose of the purchase: Primary residence, investment, or tourist rental?
2. Economic capacity: Analyze price, taxes, community fees, and maintenance.
3. Lifestyle: Families with children, singles, couples, or retirees all have different needs.
4. Appreciation potential: Location, demand and real estate market trends.

To make informed decisions and optimize your investment, you need personalized real estate advice can make a difference by providing market analysis, property comparisons, and strategies tailored to each profile.

Apartment and flat are concepts that, although used similarly, have clear differences in size, layout, maintenance, prices, and functionality. While apartments cater to family needs and long-term stability, apartments offer efficiency, lower costs, and investment options, including vacation rentals.

Understanding these differences is crucial for making an informed and strategic purchase. Evaluating features, costs, location, and profitability potential allows buyers or investors to make informed decisions, optimizing both their living experience and their financial investment in the Spanish real estate market of 2025.