You installed a hot tub in your garden or created an indoor spa area for your own enjoyment, and now you're wondering whether you should keep it, highlight it, or remove it before selling your property. Unlike a swimming pool, the impact of a hot tub on a property's selling price is far from guaranteed.
In this article, we examine the real impact of a hot tub on a property's value, its maintenance costs, and the precautions to take before putting your home on the market. To determine your home's current value with or without this feature, an online property valuation remains the best place to start.
In summary
- A well-integrated outdoor hot tub can increase a property's value by around 1% to 4% on average, far below the up to 16% often associated with an in-ground swimming pool.
- Maintaining a hot tub costs approximately €200 to €600 per year (electricity, chemicals and water), compared with €500 to €800 per year for a swimming pool.
- An indoor hot tub can weigh up to 2 tonnes when filled, often requiring structural reinforcement of the floor.
- An in-ground spa with a footprint exceeding 10 m² requires prior planning approval and is subject to development tax, just like a swimming pool.
- A poorly maintained or outdated hot tub is more likely to be seen as a burden than as an asset by potential buyers.
The different types of hot tubs and their cost
The hot tub market covers a wide range of price points, which explains the variety of situations encountered when selling a property:
- Inflatable hot tub: between €400 and €1,500, intended for seasonal or occasional use.
- Portable or acrylic hot tub: between €4,000 and €8,000.
- Built-in or in-ground outdoor hot tub: from €10,000, reaching up to €45,000 for a swim spa.
- Indoor hot tub: similar price ranges, with additional structural work discussed below.
These prices are often accompanied by additional installation costs, including a concrete slab for stability, a dedicated electrical connection, and sometimes complex installation work.
Maintenance costs should not be underestimated
Owning a hot tub involves ongoing maintenance costs that buyers increasingly take into account when evaluating a property.
Electricity
A hot tub typically consumes between 2,500 and 7,500 kWh per year, representing approximately €30 to €80 per month, with heating alone accounting for 60% to 70% of total energy consumption.
Water and chemicals
Expect to spend €10 to €30 per month on water treatment products, in addition to water costs. A complete water change is generally recommended every three to four months.
Filters
Filters should typically be replaced twice a year.
For an indoor hot tub, the technical constraints are even greater. Once filled, the unit can weigh up to 2 tonnes, representing 600 to 1,000 kg per square metre, whereas a standard residential floor is generally designed to support only 250 to 300 kg per square metre. Structural reinforcement is therefore often necessary, along with appropriate ventilation (mechanical ventilation or dehumidification) and proper waterproofing to prevent moisture-related issues.
Hot tub vs. swimming pool: a very different impact on a property's value
Unlike an in-ground swimming pool, which can increase a property's value by around 16% on average, the impact of a hot tub is much more modest. Estimates generally range from 1% to 4% of the property's value for a high-quality outdoor installation that is well integrated into a terrace or landscaped garden. Some studies suggest a more optimistic range of 5% to 15%, but only for premium installations that are perfectly designed and presented.
The general consensus remains clear: a hot tub does not automatically increase a property's selling price. Its impact depends largely on the buyer's profile, the standard of the neighbourhood, and the quality of the installation. Above-ground or inflatable hot tubs are generally viewed as personal comfort features rather than strategic investments, and they tend to have a greater impact in rural or suburban areas, where outdoor living spaces play an important role in purchasing decisions, than in densely populated urban environments.
Administrative rules to be aware of
Inflatable or portable hot tubs
No declaration or tax is required for a portable or inflatable hot tub that is not permanently fixed to the ground.
Above-ground rigid hot tubs
No specific formalities apply unless the installation is accompanied by permanent works such as a concrete slab or a built terrace.
In-ground hot tubs
An in-ground spa is generally treated in the same way as a swimming pool from an administrative perspective.
- Below 10 m² of ground coverage: no planning formalities are required.
- Between 10 m² and 100 m²: prior planning approval is required, along with the payment of a development tax calculated on the surface area of the pool. The installation must also be declared to the tax authorities (using the H1 form), which may have an impact on property tax.
Safety
Safety equipment such as barriers, alarms or safety covers is strongly recommended, even for compact pools, to reduce the risk of drowning, particularly for young children.
Should you keep or remove your hot tub before selling?
Keep it and showcase it if…
- the outdoor hot tub is recent and in excellent condition;
- it blends naturally into a high-quality terrace or landscaped garden;
- the property is a family home or a second home located in a rural or suburban area;
- it is likely to appeal to buyers looking for wellness and lifestyle features.
Consider removing it if…
- it is an indoor hot tub that required significant structural reinforcement or occupies valuable living space;
- it is an inflatable or outdated model that detracts from the property's overall presentation;
- it is likely to be perceived as an ongoing maintenance burden by budget-conscious family buyers.
As with any home staging strategy, the objective is to help buyers easily imagine themselves living in the property. An installation that divides opinion more than it attracts interest is more likely to slow down a sale than to enhance it.
Contact an Optimhome real estate advisor
The impact of a hot tub on your property's value depends largely on the type of buyers active in your local market. To accurately assess its influence and determine the best way to present your property, contact your local Optimhome real estate advisor. They can help you decide whether it is better to keep, showcase or remove the hot tub before putting your home up for sale.
FAQ
Does a hot tub automatically increase a property's selling price?
Answer: No. Its impact remains relatively modest, typically around 1% to 4% for a high-quality outdoor installation, and depends largely on buyer preferences, the local market and the standard of the neighbourhood.
Is it better to install a hot tub or a swimming pool before selling?
Answer: A swimming pool generally has a much greater impact on property value, with some studies reporting increases of up to 16%, compared with 1% to 4% for a hot tub. However, the best choice depends on your available budget and the size of your outdoor space.
Do I need planning permission for my hot tub?
Answer: It depends on the type of installation. A portable or inflatable hot tub that is not permanently fixed to the ground does not require any planning formalities. An in-ground spa larger than 10 m², however, generally requires prior planning approval and may be subject to development tax.
Should I remove an indoor hot tub before selling?
Answer: It depends on how it is integrated into the property. If it required major structural reinforcement or occupies valuable living space, removing it may make the property more appealing to a wider range of potential buyers.
Author :
Fabrice DOBROWOLSKI - Optimhome Network Development Director
Optimhome offers you personalized support for your real estate project. Benefit from all my advice, based on several years of experience, to ensure the success of your project.
