RTICO
Galicia occupies an odd position in the European property imagination. For most international buyers scanning Spain's coastline, the region barely registers, known, if at all, through the Camino de Santiago: a corridor of pilgrimage routes leading to a single cathedral city. What lies beyond that corridor, granite villages, Atlantic estuaries, working farmland, has remained largely outside the conversation that has reshaped Spain's southern and Mediterranean property markets over the past two decades.
That is changing, though more slowly and more selectively than in the Algarve or the Costa del Sol. Galicia's built heritage centres on the Pazo, the fortified manor house that once anchored rural estates across the region from the sixteenth to the eighteenth century: granite walls, coats of arms above the entrance, chapels, hórreos, camellia gardens. Many stood empty or underused for decades as agricultural life in the region contracted. Interest in restoring them, whether as private residences or boutique hospitality projects, has grown alongside a broader shift: buyers increasingly weighing Galicia against Portugal's Algarve and northern coast, drawn less by price than by a landscape that has not yet been reorganised around tourism.
Caroline Harris has watched this shift from close range. She moved from London to Spain in 2000 with four young children, settling first in Catalonia before relocating permanently to Galicia. Her own challenging experience navigating the Spanish property market and years spent afterward supporting other expatriates through a national charity, led her to found Galicia & Green Spain Property & Relocation Services. In this interview she discusses the region's appeal to different nationalities, the realities of restoring listed properties under Spanish heritage protection and where she sees Galicia's real estate market is heading over the next decade.
- From London to Spain: a leap of faith
- Bureaucracy and language barriers
- From Catalonia to Galicia
- Founding Galicia & Green Spain Property
- International clients and buying habits
- Beyond the Camino: Galicia’s hidden appeal
- Pazos: Galician manor houses explained
- Heritage rules and renovation reality
- Affordable stone houses and structural tips
- Galicia vs. Portugal
- Market dynamics and the 10-year outlook
- Advice for future buyers
1. Ms Harris, in 2000 you moved from London to Spain with four young children, without speaking the language or having a concrete plan. What motivated that leap?
I wanted my children to grow up with a freer, safer and healthier lifestyle. Having Spanish heritage, I already understood how family-focused life is here. Children are welcomed everywhere and truly integrated into daily life.
People are open and the rhythm is entirely different. Life isn't something reserved for weekends or holidays; it is lived every day. Looking back, moving without knowing the language was a genuine leap of faith, but it felt like exactly the right environment for raising a family.
2. How did you manage those first few months? Were there moments when you doubted your decision?
The first few months were definitely challenging, mainly because of the language. Trying to deal with what felt like a huge amount of paperwork and bureaucracy without speaking Spanish fluently at the time was difficult.
There were also practical challenges. When looking for work, I discovered that qualifications often had to be formally validated in Spain and sometimes they didn’t meet the exact criteria required. In many cases, official qualifications were considered more important than professional experience or references for mid-level jobs, which limited the options available.
Education was another adjustment. In the region where we initially lived, Catalan was the primary language used in schools, so that added another layer of adaptation for the children.
Because of those factors, my immediate work options were fairly limited. Like many native English speakers, I started teaching English while I continued improving my Spanish and building a new path forward.
Of course there were moments when I wondered if I had underestimated how complex the transition would be, but I never doubted the decision to move. I believed strongly in the lifestyle and opportunities Spain offered for my children and that belief helped carry us through those early challenges.
3. Your journey first took you to Catalonia before you discovered the North. What was the deciding factor in making Galicia your permanent home?
Initially I chose Catalonia largely because of the climate. The warmer weather made outdoor living very appealing, especially with young children. Coming from a large city like London, I was also drawn to the vibrancy and opportunities that come with living near a major city, so having Barcelona nearby seemed like the right choice for both my family and my future at that time.
However, over time I realised it wasn’t quite the right fit for us. The political atmosphere was becoming increasingly dominant and there was sometimes a lack of tolerance toward those who preferred to speak Castilian Spanish rather than Catalan. The summer tourism also became overwhelming and the area began to feel less relaxed and less safe during peak season.
In the end, it was actually my children who made the decision for us. After spending a long summer holiday in Galicia, they simply didn’t want to go back to Castelldefels.
Galicia felt completely different. The people were incredibly welcoming and tolerant, life felt simpler and more authentic and the environment was much calmer and safer, even during the summer months. It quickly became clear that Galicia offered the lifestyle we had originally come to Spain to find and that’s when we knew it was the right place to make our permanent home.
4. How did your personal experience lead to the founding of your agency, Galicia & Green Spain Property? Was there something you felt was missing during your own property search at the time?
My own experience buying property in Spain was what inspired the creation of Galicia & Green Spain Property. When I first went through the process myself, I felt completely lost. I didn’t understand the procedures, the contracts or how the purchasing process really worked.
It was also extremely stressful because I had to place a lot of trust in banks and estate agents. Later I realised that many of them didn’t necessarily have my best interests at heart. As a buyer, especially as a foreigner, it can be very difficult to know who is truly representing you.
As my Spanish improved, I began volunteering with Age in Spain, helping other expatriates navigate many of the same challenges I had faced. I assisted people with bureaucracy, finding services, dealing with paperwork and helping with rentals or property purchases. It was a steep learning curve, but incredibly rewarding.
Eventually I was offered a paid role as the coordinator for Northern Spain for the same charity, supporting expatriates across the region. Unfortunately, after Brexit there were significant cuts to the organisation and Northern Spain was one of the first areas to lose its coordinator due to the smaller expatriate population.
However, people continued to contact me for help even after the role ended. That was the moment I realised there was a real need for a service that truly supported international buyers and people relocating to Spain. Galicia & Green Spain Property grew directly out of that demand.
The goal was simple: to provide the kind of guidance, transparency and support that I wish I had received when I first arrived in Spain.
5. You have team members from Germany and the Czech Republic. How is your client base currently structured and what are the biggest differences between nationalities in terms of what they look for or how they approach the buying process?
I’ve been very fortunate to build a small but strong international team. Annika from Germany plays a key role in the business, particularly with administration, the website and marketing. She is extremely tech-savvy, methodical and has an incredible attention to detail. She keeps everything running smoothly behind the scenes. She is also well travelled, speaks several languages and has a deep understanding of different cultures, which is invaluable when working with international clients.
Lucie, from the Czech Republic, brings a wealth of real estate experience from her time working in Tenerife. She understands the property sector inside out and is a warm, genuine people person. She enjoys working closely with clients and guiding them through the process, which fits perfectly with our client-focused approach.
Together we complement each other very well.
Our client base is highly international. We work with buyers from the UK, Germany, the Netherlands, Belgium, the United States and increasingly other parts of Europe. While everyone is looking for a better lifestyle in northern Spain, there are subtle differences in how buyers from different countries approach the purchasing process.
Northern Europeans often arrive very well prepared, with extensive research already completed. They usually want detailed information before making decisions. British buyers tend to focus strongly on lifestyle and integration into the local community. Many of our American clients are discovering Galicia and Green Spain for the first time, attracted by the natural landscape, safety and quality of life.
What they all have in common is a desire for authenticity. They want beautiful landscapes, a slower pace of life, welcoming communities and a place that still feels genuinely Spanish rather than heavily developed for tourism.
That shared goal is what brings most of our clients to Galicia and the wider Green Spain region.
6. Many people know Galicia only as part of the Camino de Santiago. What do potential buyers almost always overlook when they first experience the region beyond the pilgrimage routes?
One of the first things people notice once they spend time beyond the Camino routes is the way of life. Galicia has a slower, more balanced rhythm that revolves around family, community and enjoying daily life rather than rushing through it. People take time to talk, share meals and spend time outdoors. That sense of community and connection is something many international buyers find incredibly refreshing.
Another thing that surprises people is how welcoming and friendly the local population is. Galicians can be reserved when you first meet them, but they are incredibly warm, genuine and supportive once you become part of the community. Many of our clients are surprised by how quickly they feel at home.
The diversity of the landscape is another pleasant surprise. Within a relatively small region you can find dramatic Atlantic coastline, sandy beaches, forested hills, river valleys, vineyards, historic villages and mountainous areas. It’s an incredibly green and varied landscape, which is why this part of the country is often called Green Spain.
The food culture is equally exceptional. Galicia is famous throughout Spain for its seafood, meats, cheeses and fresh local produce. Much of the food is seasonal, locally sourced and of outstanding quality, built on simple dishes prepared with exceptional ingredients.
What many buyers ultimately discover is that Galicia offers something increasingly rare in Europe: authenticity. The region has avoided overdevelopment, its traditions remain very much alive and everyday life is still closely connected to nature, community and good food.
Many people arrive expecting little more than a famous pilgrimage destination. They leave imagining a completely different life.
7. Galicia is home to distinctive historic properties such as Pazos and Casonas. How would you describe a Pazo to someone unfamiliar with the term, who are the typical buyers today and what are the most common ways these estates are used?
A Pazo is a traditional Galician manor house, historically owned by noble or influential families between the 16th and 18th centuries. These estates were not only residences, but also the vibrant center of rural life and agricultural activity.
Architecturally, Pazos are substantial granite stone houses, typically surrounded by manicured gardens, orchards, woodland and farmland. Many feature distinctive elements such as stone coats of arms, internal courtyards, private chapels, grand staircases and traditional hórreos, which are raised stone granaries. Camellia gardens are also a signature feature, as Galicia has a deep tradition of cultivating these flowers.
To someone unfamiliar with the concept, the easiest way to describe a Pazo is as Galicia’s answer to a historic country estate, combining architectural heritage with generous land and gardens.
Today, buyers tend to fall into a few distinct groups. Some are private buyers or families who fall in love with the history and want to restore the property as a unique private residence. Others are international entrepreneurs who see potential for hospitality projects, such as boutique hotels, wedding venues, retreat spaces or rural tourism. There are also investors specifically interested in heritage restoration.
The most common uses today include private family homes, boutique rural hotels, event spaces and wellness retreats. Because many Pazos come with extensive grounds and character, they lend themselves perfectly to projects combining heritage, nature and gastronomy.
For many buyers, acquiring a Pazo is as much a stewardship project as a real estate transaction, requiring a genuine commitment to preserving the building's history.
8. Historic properties come with particular challenges such as heritage protection and complex renovations. How would you describe the legal and support framework in Galicia? Is it mainly an obstacle or is there meaningful assistance available?
Historic properties in Galicia, such as Pazos, often come with additional layers of responsibility, particularly when protected under heritage regulations. Properties officially listed as heritage assets (Bien de Interés Cultural or similar protected status) must respect certain architectural and historical elements during renovation. This means that features such as façades, stonework, structural elements or historic gardens must be preserved.
At first glance this can seem like an obstacle, especially for international buyers unfamiliar with Spanish planning procedures or regional heritage protections. Renovation projects often involve additional approvals, specialized architectural reports and ongoing coordination with local authorities.
However, these protections exist to safeguard Galicia’s architectural heritage, which is precisely why the region remains so authentic and beautiful today.
In practice, with the right professional support, the process is very manageable. Working with experienced local architects, heritage specialists and legal advisors is essential. They understand the regulations, how to prepare the necessary documentation and how to liaise effectively with local planning departments.
There are also situations where regional or local grants and incentives are available to support the restoration of historic buildings, particularly when the project preserves cultural heritage or contributes to rural tourism and local economic activity.
With proper professional guidance, these regulations function less as a barrier and more as a framework for restoring a property responsibly.
For buyers who appreciate history and architecture, restoring a historic estate in Galicia can be an incredibly rewarding venture, provided it is approached with expert advice and realistic expectations.
9. While Pazos are the showpieces of the market, most buyers have a romantic vision of living in a smaller, authentic stone house. Where can "everyday buyers" currently find the best value in Galicia and what should they pay close attention to regarding the building fabric?
While Pazos attract a lot of attention, most buyers dream of owning a smaller traditional Galician stone house filled with character.
Some of the best value can currently be found in rural areas of Lugo and Ourense, where depopulation has left many traditional homes available at relatively affordable prices, often ripe for renovation. There are also excellent opportunities in smaller villages inland from the Rías Baixas or along the Costa da Morte, where buyers can still find authentic properties complete with land and outbuildings.
When viewing these homes, buyers should pay particular attention to the roof structure, as this is often the most significant renovation expense. It is also important to check for damp or drainage issues, ensure the main structure is sound and confirm that all buildings and extensions are properly registered legally.
The encouraging part is that the granite walls typical of Galician houses are remarkably durable. With the right renovation, they can become beautiful homes that preserve the region’s authentic architectural character.
10. Portugal is a popular destination for expatriates, but prices there have risen sharply. How does Galicia compare in terms of affordability and are you already seeing buyers who consciously choose Galicia over Portugal?
Portugal has certainly become very popular with expatriates. In many areas, especially the Algarve, rising property prices and increasing pressure from tourism and international migration are changing the character of some regions.
Interestingly, the decision to choose Galicia over Portugal is not always driven purely by price. Portugal still offers attractive tax incentives for expatriates, which can be appealing. However, many buyers are increasingly looking for places that feel less crowded and more authentic, which is where Galicia often stands out.
Southern Galicia, particularly the Rías Baixas, offers a climate quite similar to northern Portugal but with clear natural advantages. The estuaries help protect the coastline from harsher Atlantic winds, creating a milder and very pleasant environment. At the same time, the summers tend to be far more comfortable than in southern Portugal, where temperatures can become extremely high.
Lifestyle also plays a major role. Galicia offers excellent cuisine, a relaxed pace of life and a rich calendar of local fiestas and cultural festivals. Spain also tends to provide stronger employment conditions and salaries compared with Portugal, which can be important for families intending to work locally.
Language is another practical factor, as Spanish is often more widely learned internationally than Portuguese, making integration a little smoother for many newcomers.
A unique advantage of living in southern Galicia is its proximity to Portugal. Residents can easily enjoy the villages, beaches and culture of northern Portugal while benefiting from life on the Spanish side of the border. In fact, many regular visitors to Galicia are Portuguese themselves, which reflects the close connection between the two regions.
11. The global economic and geopolitical situation is currently challenging. How do you assess the current market dynamics and where do you see Galicia in ten years, especially in terms of prices and the origin of buyers?
Galicia has certainly seen a noticeable increase in interest from international buyers in recent years. This has already begun to influence prices, particularly in coastal areas and key cities, where demand for homes and rentals has grown.
At the same time, we are seeing a distinct trend emerging. Many buyers are not only looking for coastal properties, but are also increasingly interested in restoring stone houses in rural areas. These locations offer beautiful natural surroundings, rivers and countryside, while remaining within reasonable reach of towns, airports and the coast. For many people, that balance between nature and accessibility is very attractive.
Looking ahead, I believe this type of investment could have a very positive impact on the region. The restoration of historic homes and the arrival of new residents can help bring life back to villages that have experienced depopulation, while supporting local trades such as builders, architects and craftspeople.
In the best-case scenario, this renewed interest will also help strengthen local economies, improve opportunities for young people and encourage continued investment in infrastructure such as roads, telecommunications and public transport, ensuring rural areas remain connected and viable places to live.
Over the next ten years, I expect Galicia will continue to attract a diverse international buyer base, particularly from northern Europe and North America, but hopefully in a way that allows the region to grow thoughtfully while preserving the authenticity, landscapes and culture that make it so special in the first place.
12. What single piece of advice would you give someone who is now facing the same decision you once did and is considering making the move to Galicia?
My main advice would be to take the time to research and experience the region thoroughly before making a permanent move. Today this is much easier than when I first arrived, as there are far more resources available online. You can learn a great deal about different areas, schools, climate and local services long before making any commitments.
If you are at all unsure, I strongly recommend renting before buying. Spend genuine time in the area, get a feel for the daily rhythm and ensure it is the right environment for you and your family.
It is also important to understand that moving abroad requires adaptability. Learning the language is essential if you want to become part of the community. Practicalities matter, too. For instance, certain non-EU citizens may need to retake their driving test in Spain. The key is to arrive with an open mind rather than constantly comparing everything to the country you left behind.
Instead, immerse yourself in the local culture, connect with neighbours and embrace daily life. That sense of community, especially evident during local fiestas and long, shared meals, is what makes settling in Galicia so special.
Finally, seek independent advice right from the start. Working with a dedicated relocation specialist or agency ensures you navigate residency, tax, property searches and local integration smoothly. It also connects you with expats who have already walked this path. Often, exchanging advice over a coffee or a glass of local wine makes the entire transition feel effortless.
Castellar del Vallès, Catalonia
