Buying a house with a swimming pool: what you need to know before investing

A swimming pool has become one of the most sought-after features for buyers of second homes and luxury properties. By the sea, in Mediterranean destinations or tropical regions, a pool is often considered a natural extension of the home. Beyond its aesthetic appeal and the comfort it provides, a swimming pool can also significantly enhance a property's attractiveness on the real estate market.

Before making your purchase, however, there are several important checks to carry out. The condition of the equipment, maintenance costs, regulations and taxation are all essential factors to consider before buying a house with a swimming pool.

1. A swimming pool: a real asset for your quality of life
2. A genuine advantage for your property's value
3. Before buying, check the actual condition of the pool
4. Taxation and regulations: rules vary from one country to another
5. What budget should you expect after purchasing?
FAQ – Buying a house with a swimming pool

1. A swimming pool: a real asset for your quality of life

Owning a private swimming pool first and foremost provides a higher level of comfort. Whether it is your main residence or a holiday home, it creates a privileged relaxation area, especially appreciated during periods of hot weather. Swimming a few laps in the morning, spending quality time with family and friends or simply relaxing by the water all contribute to improving everyday well-being.

In tourist destinations, a swimming pool also extends the summer season and enhances the feeling of escape. In Spain, Portugal, Greece and southern France, it quickly becomes the focal point of outdoor living. Even in regions with a milder climate, it remains a highly desirable feature, provided it is well maintained and suited to its surroundings.

For buyers looking for a second home, a swimming pool is often a decisive criterion. It allows owners to fully enjoy their property without having to visit the beach or leisure facilities every day. For seasonal rental investments, it also meets the expectations of increasingly demanding holidaymakers, particularly when it comes to villas and family homes.

2. A genuine advantage for your property's value

Beyond the comfort it provides, a swimming pool can significantly enhance the appeal of a property. When well integrated into the garden, properly maintained and fully compliant with regulations, it becomes a strong selling point, particularly in markets where outdoor living plays an important role.

On average, real estate professionals estimate that a swimming pool can increase the value of a house by 5 to 15%. In the most desirable destinations, this premium may even reach 20%, particularly along the Mediterranean coast, in popular holiday resorts and within the luxury property market.

However, this added value varies considerably. It depends on numerous factors, including the climate, location, plot size, type of pool, quality of the equipment and the property's overall condition. A recent, secure and well-maintained swimming pool will naturally be more attractive than an ageing one requiring substantial renovation work.

Price differences observed in certain markets can be even more significant. In Spain, for example, apartments with a swimming pool are listed at an average price 65% higher than similar properties without one, while the difference reaches 79% in Portugal. These figures do not reflect the value of the pool alone; they also result from the fact that these homes are generally larger and located in premium residential developments offering additional amenities such as landscaped gardens, concierge services or proximity to the coast.

Finally, the impact of a swimming pool on property value varies greatly depending on the destination. While it has become almost indispensable in sunny regions such as the Costa del Sol, the Algarve, the Greek Islands and the French Riviera, its influence is generally more limited in areas where the climate only allows occasional use.

More than just a leisure facility, a swimming pool should therefore be viewed as an investment whose profitability largely depends on buyers' expectations within the local property market.

3. Before buying, check the actual condition of the pool

Just like the roof or the heating system, the swimming pool deserves a thorough inspection before signing the purchase agreement.

The first point to examine is its age and construction method. A traditional concrete pool will not have the same characteristics as a fibreglass shell pool or a pool fitted with a vinyl liner. Each system has its own lifespan and maintenance requirements.

You should also carefully check the condition of the technical equipment, including:

• the filtration system;
• the pump and its performance;
• the water treatment system (chlorine, bromine, active oxygen, salt or UV treatment);
• any heating system;
• skimmers, return jets and pipework;
• the pool's watertightness.

Even a minor leak can quickly result in expensive repair work. Likewise, an ageing liner or an outdated filtration system represents a significant future expense that should be anticipated.

For high-value properties, it may be advisable to commission a specialist swimming pool inspection. This assessment provides a clear picture of the installation's condition and helps avoid unpleasant surprises after completion of the purchase.

 

4. Taxation and regulations: rules vary from one country to another

The rules governing private swimming pools vary significantly from one country to another. Before purchasing a property, it is therefore essential to verify that the pool has been properly authorised, declared and built in compliance with local regulations.
 

France: one of the strictest regulatory frameworks

In France, all private in-ground and semi-inground swimming pools must be equipped with at least one approved safety device, such as a safety fence, a safety cover, a pool enclosure or an alarm system. This requirement stems from the French law of 3 January 2003 on swimming pool safety.

From a tax perspective, a permanent swimming pool may increase the property's cadastral rental value. It must be declared to the French tax authorities within 90 days of completion and may result in higher local property taxes as well as, in certain cases, the payment of a development tax when it is built.
 

Spain, Portugal, Italy and Greece: similar principles

In the main Mediterranean countries, swimming pools generally require planning permission or must be included in the building permit issued for the property. The specific requirements vary according to the region, municipality or island, but one principle remains the same: an undeclared swimming pool can complicate a property sale or require administrative regularisation.

Unlike France, there is no nationwide legal requirement in Spain, Portugal, Italy or Greece imposing standardised safety equipment around private swimming pools. Requirements generally depend on local planning regulations, municipal rules or legislation applicable to public facilities.

For foreign buyers, it is therefore advisable to request:

• building permits;
• updated cadastral plans;
• proof of planning compliance;
• any municipal certificates where applicable.

These checks are generally carried out by the notary or lawyer handling the transaction.

A few specific points to keep in mind

In some regions affected by periods of drought, particularly in Spain and Portugal, local authorities may temporarily introduce restrictions on filling or refilling swimming pools during times of water shortages. Although these measures are temporary, they may affect the way a swimming pool can be used.

5. What budget should you expect after purchasing?

How much does a swimming pool cost? While the construction cost is often the first expense that comes to mind, ongoing maintenance costs must also be taken into account.

A swimming pool represents an ongoing operating expense that should be included in your annual budget.
The main costs include:

• electricity for filtration and heating;
• water used to fill the pool or compensate for evaporation;
• water treatment products;
• routine maintenance or professional pool servicing;
• winterisation in regions with colder temperatures;
• the periodic replacement of equipment such as the pump, filter, liner or safety cover.

The annual maintenance cost of an in-ground swimming pool generally ranges between €500 and €1,500 when most of the maintenance is carried out by the owner. If maintenance is entrusted to a professional under an annual service contract, the budget can reach €2,500, depending on the size of the pool and the services included.

Annual costs vary considerably depending on the climate, the size of the pool, its level of equipment and the chosen maintenance method. A swimming pool used all year round in a Mediterranean climate will not generate the same expenses as one used only during the summer months in a cooler region.

It is also advisable to check whether any warranties on the equipment are still valid, as well as the extent of the coverage provided by the home's insurance policy.

FAQ – Buying a house with a swimming pool
 

Does a house with a swimming pool really have a higher value?

Yes, in most cases. A well-maintained swimming pool that is suited to its environment can increase a property's value by around 5 to 15%, and even up to 20% in sunny regions, tourist destinations and the luxury property market. However, this added value depends on many factors, including the location, the condition of the pool, its equipment and buyers' expectations.

Do all swimming pools increase the value of a house?

No. Recent, in-ground, secure swimming pools that blend harmoniously into the garden are generally the most desirable. By contrast, an above-ground pool or an ageing pool requiring major repairs adds little value and may even discourage some buyers. Features such as pool heating, saltwater treatment, safety covers or automatic shutters, the quality of the materials and the landscaping also influence buyers' perceptions.

What are the different types of swimming pools?

There are several types of swimming pools, each designed for different needs.
In-ground swimming pools are the most common and generally add the greatest value to a property. Semi-inground pools are particularly suitable for sloping plots, while above-ground pools provide a more affordable solution but have only a limited impact on property value.
Depending on their design, there are also concrete pools, fibreglass shell pools, natural swimming pools, infinity pools, plunge pools (under 10 m²) and lap pools.

How much does it cost to maintain a swimming pool each year?

The annual budget depends on the size of the pool, its equipment and the chosen maintenance method. On average, owners should expect to spend between €500 and €1,500 per year when carrying out most of the maintenance themselves. This figure can rise to around €2,600 per year with a comprehensive maintenance contract provided by a specialist. Additional one-off expenses, such as replacing the liner or certain pieces of equipment, should also be anticipated.

What should you check before buying a house with a swimming pool?

Before signing the purchase agreement, it is advisable to inspect the overall condition of the pool, its lining, the filtration system, the pump and the safety equipment. It is also important to verify that the swimming pool was built with the necessary permits and complies with current regulations. A professional inspection can help identify potential repair work and avoid costly surprises after purchase.

Is a swimming pool an advantage for a holiday rental property?

Yes. In tourist destinations and sunny regions, a swimming pool is one of the most sought-after features among holidaymakers. It can significantly improve a property's attractiveness, increase occupancy rates and, depending on the local market, justify higher seasonal rental prices.

 

Buying a house with a swimming pool is about much more than comfort alone. When properly maintained, compliant with local regulations and suited to the climate, it becomes a genuine asset that can enhance both the property's value and its appeal on the rental market.

Before signing, carrying out a few administrative and technical checks will help secure your investment. Whether you are planning to buy a villa in Spain, a property in Greece, a home in Italy or a holiday house in Portugal, taking the time to assess the condition and legal status of the swimming pool will help you avoid unpleasant surprises and fully enjoy your future home.


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