Co-Founder & CEO Directimo — buyer-first property platform for Europe’s holiday destinations
România
7 K urmăritori
Peste 500 de contacte
7 K urmăritori
Peste 500 de contacte
Despre
I build marketplaces for property buyers.
Twenty years in residential real estate and classifieds, with two exits behind me. Today I'm building Directimo — a buyer-first platform for international buyers on Spain's southern coast, where the whole market is mapped and verified, and personal shoppers work only for the buyer, never the seller.
The problem is simple to state and hard to fix: portals are built for sellers. The buyer — often someone spending several hundred thousand euros in a country they don't know — gets no one on their side. We built the opposite: the entire market mapped, deduplicated and verified daily, with a specialised personal shopper next to the buyer.
I write here about what the data actually shows on Costa del Sol and Costa Blanca: real transaction prices, net yields after every cost, the rules that keep changing, and what we learn building the product. Most of it contradicts what the market advertises.
Open to conversations with investors, partners and anyone building in this space.
Articole de Matei Malos
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Top 10 motive pentru care prețurile la imobiliare cresc în 2022:
Top 10 motive pentru care prețurile la imobiliare cresc în 2022:
Top 10 motive pentru care prețurile la imobiliare cresc în 2022: Argumente valabile pentru principalele orașe și…
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Efectele TVA ZERO - revenim la "Piața Vânzătorului"?
Efectele TVA ZERO - revenim la "Piața Vânzătorului"?
Fără a lua în calcul alte implicații economice, eliminarea tva-ului pentru locuințe are un impact major asupra pieței…
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A aparut #directimo: portal pentru cumpararea locuintelor direct de la sursa
A aparut #directimo: portal pentru cumpararea locuintelor direct de la sursa
directimo prezinta gratuit oferta organizata cu blocuri noi, ofertele exclusive si ofertele proprietarilor cu pin pe…
Activitate
7 K urmăritori
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Matei Malos a distribuit aceastaWhy do so many people keep choosing the same two coasts? In Alicante province, foreigners now buy more homes than Spaniards — 51.5% of all transactions. In Málaga, 42.5%. In the coastal micro-markets it goes much further: Orihuela Costa 89%, Moraira 88% on the Costa Blanca; Benahavís 84%, Estepona 69% on the Costa del Sol. Marbella's municipal register counts 156 nationalities. Part of it is what changed after 2020. Remote work turned "three weeks a year" into "November through March," and northern Europeans found they could live here at roughly 30% lower cost. This layer didn't reverse when offices reopened. Part of it is that these coasts are no longer only coastline. Málaga TechPark hosts 25,000+ professionals and 700+ companies — Google's cybersecurity centre, a €225m Vodafone R&D investment, Oracle, Ericsson. Alicante hosts the EUIPO, one of the EU's largest agencies. On the coast itself, winter demand is a different population entirely: northern Europeans wintering south, remote workers, buyers testing an area before committing. That's what makes the seasonal strategy work — tourist lets in summer, mid-term through winter, occupancy from 50–60% up to 70–80%. And it's the single biggest reason two apartments on the same street can return 2.9% and 4.2% net. Which of the two coasts surprises you more? Source: notarial data, May 2025 – April 2026.
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Matei Malos a distribuit aceastaMatei Malos a distribuit aceastaI knew CEE did well in math olympiads. But after looking at the data, I was a bit surprised. I gathered the International Mathematical Olympiad medal data for 2000-2026 and made some rankings - both for the region and globally. A few takeaways: → Romania leads both CEE and Europe 🥇. Hungary, Ukraine and Bulgaria follow closely (there seems to be a real math cluster here: the top four performers are neighboring countries) → CEE’s top 3 are also Europe’s top 3 🚀 → Four CEE countries are among the global top 15 📊 → Romania has the sixth-highest medal total globally, tied with Taiwan 🌍 One thing is clear: CEE is a math powerhouse. See more data, insights and the global comparison in my article (in the first comment). What's your take? #cee #math #metis
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Matei Malos a distribuit aceastaThe ads say 8–10%. Our models say 2.8–3.5%. Both are true. The first is gross, before any cost. The second is what actually lands in your account after acquisition taxes, furnishing, management, platforms, community fees, IBI, utilities, insurance, accounting, repairs — and the 19% income tax. The part nobody mentions: 4.5% net is achievable. Not everywhere, not on everything — but on the right property, in the right location, at the right entry price. The gap between 2.8% and 4.5% is entirely a selection problem. We spent the last months building an intelligence guide for buying on the Costa del Sol and Costa Blanca: real notary transaction data, the 2024–2026 rule changes, four fully worked examples. It's free. Comment "GUIDE" and I'll send it to you.
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Matei Malos a distribuit aceastaUn dezvoltator imobiliar (din Israel) ne-a solicitat demult un raport de piata si a zis ca ar fi interesat doar de concluzii. Dupa aproape 4 ani de studiu al pietei din Costa del Sol am reusit sa generam un summary. In curand el va fi validat si cu o solutie de AI, finantata de un program google. Mizez ca vom fi rapid depasiti de AI, ca la sah. Revenim cu rezultatele :) Pana atunci daca va intereseaza o proprietate - sau numai sa studiati cum arata piata - in Sudul Spaniei, in Costa del Sol, recomand cu incredere.Matei Malos a distribuit aceastaIf you're looking for property on Costa del Sol, this is probably the most comprehensive and quality curated selection available right now — filtered by budget, location and investment potential. We track 7,000+ resale properties and 600+ new developments across Costa del Sol — and filter them down to the ones that actually make sense. Spain saw a record 21.4% of all transactions made by foreign buyers in 2025 (Registradores de España). BBVA is forecasting +10.2% price growth in 2026. Supply is tightening. The window for entry at current prices is narrowing. Here's what we're recommending right now, across 5 budget segments: - 𝗨𝗻𝗱𝗲𝗿 €𝟱𝟬𝟬𝗞 — 14 new developments handpicked from 600+ tracked. From a €205K entry point in Mijas to the only frontline beachfront new-build under €500K on the entire coast. - €𝟱𝟬𝟬𝗞–€𝟭𝗠 — Top 10 properties. 3 frontline beach, 3 beachside, 3 prime non-beach, 1 special. Beachfront under €1M is structurally limited and getting harder to find at this price point. €𝟭𝗠–€𝟮𝗠 — 10 properties across beachfront, villas, townhouses and golf — including a 1-bed apartment in Puente Romano Resort 5★ and a beachside villa with proven rental track record and sea views. - €𝟮𝗠–€𝟯𝗠 — 10 properties — frontline beachfront in Estepona, branded residences by Kempinski in Punta Plata, a contemporary villa in La Quinta, and a New Entry townhouse in Monte Sancha, Málaga Este with panoramic Mediterranean views. - €𝟯𝗠–€𝟳𝗠 — 21 properties across Zagaleta, Golden Mile, Sierra Blanca, Finca Cortesín, Sotogrande, El Madroñal and Marbella East — including new entries and properties that just came to market. Full price lists and availability for each segment in the comments below 👇 #CostaDelSol #Marbella #RealEstate #PropertyInvestment #SpainRealEstate #Directimo #BuyerAgent
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Matei Malos a distribuit aceastaMatei Malos a distribuit aceasta𝗦𝗢𝗟𝗗 𝗢𝗨𝗧: 𝗪𝗵𝘆 𝗦𝗽𝗮𝗶𝗻 𝗵𝗮𝘀 𝗯𝗲𝗰𝗼𝗺𝗲 𝘁𝗵𝗲 𝗨𝗹𝘁𝗶𝗺𝗮𝘁𝗲 𝗦𝗮𝗳𝗲 𝗛𝗮𝘃𝗲𝗻 𝗳𝗼𝗿 𝗚𝗹𝗼𝗯𝗮𝗹 𝗖𝗮𝗽𝗶𝘁𝗮𝗹 𝗶𝗻 𝟮𝟬𝟮𝟲. 🇪🇸🛡️ In the face of shifting geopolitical tides in the Middle East, the real estate market in Spain is revealing a structural resilience that is catching global investors by surprise. As we close March 2026, two heavyweight institutions have confirmed a "perfect storm" for Spanish property values: 📊 𝗧𝗛𝗘 𝗙𝗢𝗥𝗘𝗖𝗔𝗦𝗧 (𝗕𝗕𝗩𝗔 𝗥𝗲𝘀𝗲𝗮𝗿𝗰𝗵): Predicts a +10.2% price surge this year. Spain is facing a chronic deficit of 800,000+ housing units. Supply has officially run dry, while demand for secure, European assets is at an all-time high. 📈 𝗧𝗛𝗘 𝗥𝗘𝗔𝗟𝗜𝗧𝗬 (𝗥𝗲𝗴𝗶𝘀𝘁𝗿𝗮𝗱𝗼𝗿𝗲𝘀 𝗱𝗲 𝗘𝘀𝗽𝗮𝗻̃𝗮): Foreign buyer demand has hit an all-time record of 21.4% of total transactions. We are witnessing a "Flight to Quality" where international capital is exiting volatile regions to secure "Safe Haven" assets in the Eurozone. 💡 𝗧𝗛𝗘 𝗗𝗜𝗥𝗘𝗖𝗧𝗜𝗠𝗢 𝗧𝗔𝗞𝗘𝗔𝗪𝗔𝗬: When a "Safe Haven" market goes "Sold Out," the window for high-yield entry narrows. The marginal 1.6% dip in overall transaction volume reported this month is simply due to a lack of available product, not a lack of interest. At Directimo, we specialize in identifying the remaining "pockets of opportunity," ensuring our clients secure assets that outpace global inflation and geopolitical volatility. 🌐 𝗥𝗘𝗙𝗘𝗥𝗘𝗡𝗖𝗘𝗦 & 𝗜𝗡𝗩𝗘𝗡𝗧𝗢𝗥𝗬: 🔹 Explore our curated Costa del Sol Inventory: https://lnkd.in/d7xa2HCA 🔹 BBVA Research | Spain Real Estate Outlook: https://lnkd.in/dGmvMdNz 🔹 Registradores de España | Foreign Demand Index #Directimo #MarketIntelligence #SafeHaven #SpainRealEstate #Marbella #CostaDelSol #Investment2026 #BBVAResearch #RealEstateStrategy
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Matei Malos a distribuit aceastaMatei Malos a distribuit aceasta☀️ Costa del Sol: Europe's California — and one of its strongest real estate markets. 320 sunny days. 40+ international schools. 70+ golf courses. World-class healthcare. Direct flights across Europe and North America. Beach and skiing on the same winter day. This isn't a holiday market. It's a full 12-month living ecosystem — and increasingly, a serious investment destination. We've published our 5-year strategic outlook (2026–2030): 📈 +33.8% projected appreciation (base case, 5 years) 💰 ~70–80% net ROI with leverage + mid-term rental strategy 🛡️ 50–60% cash buyers, 20+ nationalities → one of Europe's most resilient markets The buyers we work with are not choosing between lifestyle and investment returns. Costa del Sol is one of the few markets where you don't have to. Full analysis 👇 https://lnkd.in/dawRFUVB #CostaDelSol #RealEstateInvestment #Marbella #EuropeanRealEstate #LifestyleInvesting #DirectimoCosta del Sol Investment Guide 2026-2030 | ROI & Market AnalysisCosta del Sol Investment Guide 2026-2030 | ROI & Market Analysis
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Matei Malos a distribuit aceastaMatei Malos a distribuit aceastaselling to international buyers? Based on the reports from Spain’s notaries for the 2025 calendar year, here are the municipalities on the Costa del Sol ranked by the percentage of property transactions made by foreign buyers. CDS Guiri Ranking (2025): • Benahavís: 84.4% of all property transactions were to foreign buyers • Estepona: 70.8% • Casares: 70.4% • Mijas: 64.7% • Marbella: 62.0% • Sotogrande (CP 11310): 57.4% • Fuengirola: 56.6% • Benalmádena: 46.6% • Manilva: 40.2% • Torremolinos: 32.7%
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Matei Malos a distribuit aceastaMatei Malos a distribuit aceasta𝐨𝐩𝐢𝐧𝐢𝐨𝐧 - Property prices on the Spanish coasts are soaring, we know that, but did you know local incomes have only risen 11% in two decades, according to Eurostat (graphic). This massive divergence suggests the market is not serving locals. Who is to blame for the affordability crisis? Foreign buyers? The government? The boogie? This blog post offers my very simplistic view of a complex problem 👉 https://lnkd.in/d6N2qD8f
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Matei Malos a distribuit aceastaIf you’re looking to buy a property in Costa del Sol, the real challenge isn’t the lack of options — it’s understanding which area truly fits you. We just launched a significantly improved version of Explore Zones on directimo.com — an interactive guide built for buyers, not sellers. 🔍 Recommends the areas that best match your profile ⚖️ Shows both the strengths and the limitations of each zone 📊 Includes pricing, micro-trends, key highlights, and potential red flags 🤝 And from there, you can go straight to real listings and personalised advisory In a fragmented market with hundreds of micro-zones, the goal is to choose smart, not just “nice.” If you want to see how it works, try it here: 👉 https://lnkd.in/duKz4B3A #Directimo #PropTech #CostaDelSol #RealEstate #PropertyInvestment #SmartSearch #SecondHomes #EuropeanVacationDestinationsMatei Malos a distribuit aceastaFinding your perfect area in the 𝗖𝗼𝘀𝘁𝗮 𝗱𝗲𝗹 𝗦𝗼𝗹 just got smarter. Our enhanced 𝐄𝐱𝐩𝐥𝐨𝐫𝐞 𝐙𝐨𝐧𝐞𝐬 feature on directimo.com makes your property search easier, faster, and more intuitive. 👉 It guides you through the main areas that best match your preferences. 👉 Unlike a seller agent, our 𝗯𝘂𝘆𝗲𝗿-𝗰𝗲𝗻𝘁𝗿𝗶𝗰 𝘀𝗲𝗿𝘃𝗶𝗰𝗲 shows you both the pros and cons of each zone, helping you understand whether you truly fit the buyer profile or not. How it works: ✅ 𝗖𝗵𝗼𝗼𝘀𝗲 𝘆𝗼𝘂𝗿 𝗰𝗿𝗶𝘁𝗲𝗿𝗶𝗮: Select what matters most, from world-class golf and exquisite beaches to vibrant nightlife, international schools, or high-ROI investments. ✅ 𝗘𝘅𝗽𝗹𝗼𝗿𝗲 𝗺𝗮𝘁𝗰𝗵𝗶𝗻𝗴 𝗮𝗿𝗲𝗮𝘀: Discover prices, market trends, local highlights, and aspects to consider, along with suitable and unsuitable buyer profiles. ✅ 𝗚𝗼 𝗳𝘂𝗿𝘁𝗵𝗲𝗿: Access listings and connect directly with your property advisor for personalised guidance. With 𝗗𝗶𝗿𝗲𝗰𝘁𝗶𝗺𝗼, you’re not just browsing. You’re exploring and discovering Costa del Sol with 𝗰𝗹𝗮𝗿𝗶𝘁𝘆, 𝗰𝗼𝗻𝗳𝗶𝗱𝗲𝗻𝗰𝗲, 𝗮𝗻𝗱 𝗲𝘅𝗽𝗲𝗿𝘁 𝘀𝘂𝗽𝗽𝗼𝗿𝘁. Start searching today 👉 https://lnkd.in/duKz4B3A #Directimo #PropTech #CostaDelSol #RealEstate #PropertyInvestment #SmartSearch #SecondHomes #EuropeanVacationDestinations
Matei Malos a răspuns la un comentariu
1săpt
Thank you Julia Movila for sharing
Matei Malos a răspuns la un comentariu
1săpt
The most difficult question, especially when it comes to an off-plan project that will be completed in 2–3 years
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Matei Malos a apreciat aceastaMatei Malos a apreciat aceastaTwenty years ago, I moved into my first apartment, in the first building Andrei and I ever developed. At the time, I had no idea it would become the beginning of a much bigger story. It actually started with a very simple problem. We were both looking to buy new apartments for ourselves in Bucharest. We looked at what was available, but we couldn’t find what we wanted at a price that made sense. So instead of buying an apartment, we decided to build one. We found a residential structure at 93 Constantin Dobrogeanu Gherea Street, in Sector 1. At the time, it was basically just a concrete structure, with 12 apartments planned inside. I was 26 when we took on the project. Neither of us had ever developed a building before. We contracted the seller, who was also the builder, to complete it to our specifications. That became our first development project. I invited pretty much everyone I knew — friends, clients, anyone who might be interested — to come and see what we were doing. It was also the first time I found myself selling apartments. Each of us kept an apartment, and moved into the building. I lived there for about four years, Andrei for about seven. The original floor plan of my apartment and the photo of my living room are from that time. The exterior photo is from Google Street View, cleaned up a little with AI. Looking at these pictures today, what strikes me most is how little of what followed was actually planned. There was no grand vision of building a large real estate company. Competition among residential developers was intense. Land was scarce and expensive. We simply had a problem — our own problem — thought we could solve it better ourselves, and decided to take the risk. That first building led to another one. Then another. Eventually, it became One United Properties SA. Twenty years later, this feels like a good moment to go back to where it started. Over the coming months, I want to share some of the stories behind those 20 years — and even a few from before that. The good decisions and the bad ones. The risks we took, the mistakes we made, and some of the things I see very differently today. Some I’ve told before. Many I haven’t. This is where it started.
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Matei Malos a apreciat aceastaMatei Malos a apreciat aceastaMy trial-to-paid conversion is 70% at $50. That looked like a win. Then I wondered if the app was too cheap. I don’t have a pricing team. I asked AI to run 1,000 what-if prices. Most of the time, $50 was already near the most I could make. This is the kind of work you can hand to AI today. You don’t need to become a statistician. You ask, you read the answer, then you still run a real price test.
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Matei Malos a reacționat la aceastaMatei Malos a reacționat la aceastaRealised vs. unrealised is a distinction that tends to go missing in conversations about taxing wealth. 𝗔 𝗿𝗲𝗮𝗹𝗶𝘀𝗲𝗱 𝗴𝗮𝗶𝗻 𝗶𝘀 𝗺𝗼𝗻𝗲𝘆 — the asset is sold, the proceeds are in the account, and they can be taxed, spent or given away. 𝗔𝗻 𝘂𝗻𝗿𝗲𝗮𝗹𝗶𝘀𝗲𝗱 𝗴𝗮𝗶𝗻 𝗶𝘀 𝗮𝗻 𝗲𝘀𝘁𝗶𝗺𝗮𝘁𝗲 — what the market currently supposes a thing to be worth. It funds nothing, and the market is at liberty to revise its opinion downwards without notice. UiPath illustrates the point rather neatly. At its listing in April 2021, Daniel Dines retained 109.5m shares: some $6.1bn at the offer price. The stock trades at about $16.60 today. That same block would be worth roughly $1.8bn. Now apply an annual levy of five per cent, assessed each December from 2021. There is no cash, so the bill is settled in stock - and here the arithmetic turns elegant: 𝗮 𝗳𝗶𝘃𝗲-𝗽𝗲𝗿-𝗰𝗲𝗻𝘁 𝗰𝗵𝗮𝗿𝗴𝗲 𝗽𝗮𝗶𝗱 𝗶𝗻 𝘀𝗵𝗮𝗿𝗲𝘀 𝘁𝗮𝗸𝗲𝘀 𝗳𝗶𝘃𝗲 𝗽𝗲𝗿 𝗰𝗲𝗻𝘁 𝗼𝗳 𝘁𝗵𝗲 𝗰𝗼𝗺𝗽𝗮𝗻𝘆 𝗲𝘃𝗲𝗿𝘆 𝘆𝗲𝗮𝗿, 𝘄𝗵𝗮𝘁𝗲𝘃𝗲𝗿 𝘁𝗵𝗲 𝗽𝗿𝗶𝗰𝗲. Five assessments: roughly $565m paid, and 24.8m shares gone - nearly a quarter of the founder's holding, sold to settle a tax on money he never received. The first instalment alone was $236m, struck on the December 2021 mark. Twelve months later those same shares had lost seventy-one per cent of their value. The state's claim, it turns out, is not on the valuation. It is on the company. The calculation also ignores what those shares carry. Class B stock at UiPath votes thirty-five to one, and Dines held roughly eighty-eight per cent of the voting power at listing. 𝗘𝗮𝗰𝗵 𝗰𝗼𝗺𝗽𝗲𝗹𝗹𝗲𝗱 𝘀𝗮𝗹𝗲 𝗽𝗲𝗿𝗺𝗮𝗻𝗲𝗻𝘁𝗹𝘆 𝗿𝗲𝘁𝗶𝗿𝗲𝘀 𝘀𝘂𝗽𝗲𝗿-𝘃𝗼𝘁𝗶𝗻𝗴 𝘀𝘁𝗼𝗰𝗸, 𝗮𝗻𝗱 𝘁𝗵𝗲 𝗿𝗮𝘁𝗰𝗵𝗲𝘁 𝘁𝘂𝗿𝗻𝘀 𝗶𝗻 𝗼𝗻𝗲 𝗱𝗶𝗿𝗲𝗰𝘁𝗶𝗼𝗻 𝗼𝗻𝗹𝘆. Politics is not my field, so I will offer only an observation. The position I find most persuasive is an unfashionably moderate one: 𝘁𝗵𝗲 𝗰𝗿𝗲𝗮𝘁𝗶𝗼𝗻 𝗼𝗳 𝘄𝗲𝗮𝗹𝘁𝗵 𝗼𝘂𝗴𝗵𝘁 𝘁𝗼 𝗯𝗲 𝗲𝗻𝗰𝗼𝘂𝗿𝗮𝗴𝗲𝗱 𝗿𝗮𝘁𝗵𝗲𝗿 𝘁𝗵𝗮𝗻 𝗮𝗽𝗼𝗹𝗼𝗴𝗶𝘀𝗲𝗱 𝗳𝗼𝗿, and a serious mechanism for giving back is a condition of that encouragement rather than a penalty upon it. The risk of getting taxation wrong will drive people build somewhere else - I would only thing about the migration to Texas.
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Matei Malos a reacționat la aceastaMatei Malos a reacționat la aceastaUna dintre cele mai bune surprize de când am lansat Growceanu? Oamenii care au început să investească alături de noi. Investitori curioși, informați, care pun întrebări bune, vor să înțeleagă ce se află în spatele unei oportunități și iau decizii cu capul lor. Alex, avocat, este primul investitor pe Growceanu. Și, după conversația lui cu Tic Nica, Chief Growth Officer la Growceanu, putem spune că ne-a ridicat puțin standardele. :) Îi mulțumim pentru încredere, dar mai ales pentru felul în care se uită la investiții: atent, lucid și cu dorința de a înțelege înainte de a decide. Dacă acesta este profilul comunității care se construiește în jurul Growceanu, ne place mult ce vedem. Urmărește conversația dintre Alex și Tic și descoperă cum gândește primul investitor Growceanu. Mulțumim, Alex. Fii ca Alex! :)
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Matei Malos a reacționat la aceastaMatei Malos a reacționat la aceasta🤝 Skip the Small Talk. Meet the Right People. With just two weeks to go, now's the time to secure your place at Smarter Connections, an exclusive networking event designed to help you build meaningful relationships before PropTech Connect Europe. Hosted at PATRIZIA SE, this isn't traditional networking. Through AI-powered matchmaking, you'll be introduced to the people most relevant to your business, interests and ambitions. Throughout the evening, you'll take part in three curated networking rounds, designed to maximise the value of every conversation. 🍸 Welcome drinks reception 🎯 AI-powered matchmaking 🤝 Meet potential clients, partners, investors and innovators Special thanks to our sponsors Re-Leased, Building Atlas, and Property Inspect for supporting this unique opportunity to bring together the real estate, technology and PropTech communities. 📅 Tuesday 8 September ⏰ 17:00 - 21:00 📍 PATRIZIA, London 🎟️ Real estate professionals attending can also claim a complimentary ticket to PropTech Connect Europe. 👉 Spaces are now filling up - register today: https://lnkd.in/eKx3Xp4D