How to buy a house in Spain: the complete guide

A foreigner can buy a house in Spain without a residence authorisation or residence permit: the buyer’s nationality plays no role. You need an international passport, an NIE number and an account from which the payment will be made. There is only one restriction, and it is rarely mentioned: in border and island zones a non-EU buyer needs military authorisation; details below.

This guide takes you through the whole transaction: how to choose a region, get an NIE, check the property in the registry, sign the deposit contract and the deed of sale before a notary, how much to pay on top of the price and what begins once you have the keys.

Introduction: why buy property in Spain

Spain remains one of the most attractive destinations for property investment in Europe. A mild Mediterranean climate, developed infrastructure, good education for children, access to the European labour market and a high standard of living make the country an ideal place to live, holiday and do business. If you are considering building rather than buying a ready-made house, the logic of the transaction is different; it is covered in our article on how to buy land in Spain.

The main advantages of buying a house in Spain:

• No restrictions for foreigners: citizens of Russia, Ukraine, Belarus and any other country can buy property in Spain without any restrictions
• Residence permit: buying property does not give a right to residence; the golden visa was abolished on 3 April 2025, and residence permits are obtained on other grounds
• A stable property market: prices are rising and demand remains high, especially in popular regions: Valencia, Barcelona, Málaga, the Costa Blanca and the Costa del Sol
• Rental income: letting property, especially to tourists, brings a steady income
• A path to EU citizenship: after 10 years of legal residence you can obtain Spanish citizenship

Worth knowing: despite some legislative changes in 2025–2026, Spain remains open to foreign property buyers. The key is to prepare all documents correctly and follow the established procedures.

---

Basic rules and conditions for foreigners buying property

Spanish law allows foreigners, including Russians, Ukrainians and citizens of any other country, to buy property in Spain freely. It is important, however, to understand the basic conditions and rules that apply to the transaction.

Who can buy property in Spain?

• Individuals: citizens of any country who have reached the age of majority
• Legal entities: companies registered in any country
• Residents and non-residents: residence status does not matter for the purchase itself, but it affects the amount of tax

Do you need a visa to buy a house?

A visa is not required to complete a property purchase if your stay in the country does not exceed 90 days in any 180-day period. However, to live in Spain long term after the purchase you will need a residence permit or another legal status.

No restrictions, but there are requirements:

• You must obtain an NIE (Número de Identificación de Extranjero), the foreigner identification number
• Open a bank account with a Spanish bank
• Pass a source of funds check: banks and notaries are obliged to verify that the source of income is legal

Types of property available to buy:

• Flat (apartamento) in an apartment block
• House (casa) or villa with a plot of land
• Townhouse (adosado): part of a complex with a shared wall
• Bungalow: low-rise housing, often with a garden or terrace
• Apartments in new builds or on the resale market
• Commercial property: offices, shops, business premises
• Building plots

---

Choosing a region and type of property

Spain offers a huge variety of locations for buying a home. From sunny resort areas on the Mediterranean coast to historic cities in the centre of the country, each region has its own character, price level and infrastructure.

According to idealista, the average asking price for homes for sale in Spain in August 2026 was €2,924 per square metre, 12.5% higher than a year earlier. In Madrid it was €6,471, in Barcelona €5,440 and in Valencia €3,469 per square metre.

Choosing a neighbourhood from photos is hard. Many people first rent for a few months in the city where they are looking to buy: how the lease works and what documents the landlord will ask for is explained in our guide on how to rent a flat in Spain.

The most popular regions for buying property:

Besides price and climate, regions differ in everyday details that surface only after the purchase. One of them is the hardness and taste of tap water: on the Mediterranean coast they are noticeably different from the north of the country, and you can check the water at a specific address for free even before viewing the property.

1. Costa Blanca

• Towns: Alicante, Torrevieja, Benidorm, Calpe
• Features: one of the regions most in demand among foreign buyers, mild climate, developed tourist infrastructure
• Prices: flats from €100,000, villas with a pool from €300,000
• Suits: permanent residence, letting, families with children

2. Valencia

• Features: a major cultural and economic centre, close to the sea, modern infrastructure
• Average prices: €2,000–3,500 per square metre
• Suits: work, education, life in a dynamic city

3. Barcelona and Catalonia (Barcelona, Cataluña)

• Features: a cosmopolitan city, a developed property market, close to the French border
• Prices: above the national average; flats in the centre from €4,000/m²
• Suits: business, tourism, young people

4. Costa del Sol and Málaga

• Towns: Marbella, Málaga, Estepona
• Features: luxury property, golf resorts, an international community
• Prices: from €250,000 for an apartment to several million for villas
• Suits: a high standard of living, premium investments

5. Madrid

• Features: the capital, the centre of business activity, excellent transport links
• Prices: €3,000–5,000/m² depending on the district
• Suits: careers, business, education

6. Andalusia (Andalucía)

• Cities: Seville, Granada, Almería
• Features: historic heritage, lower prices
• Suits: a quiet life, cultural tourism

7. The Canary and Balearic Islands

• Features: a year-round resort climate; Tenerife, Majorca, Ibiza
• Prices: above average because of their popularity with tourists
• Suits: investment in holiday lets, holidays

Resale vs new build:

Expert tip: before choosing a region, consider the purpose of the purchase (permanent residence, investment, letting), the climate, access to healthcare, schools for children and transport links. If you are buying a house to live in permanently, the same criteria are already compared region by region in our guide to where to live in Spain.

---

Getting an NIE, the foreigner identification number

The NIE (Número de Identificación de Extranjero) is a unique identification number assigned to every foreigner in Spain. Without an NIE you cannot complete a property purchase, open a bank account, sign a contract or register ownership.

What the NIE is needed for:

• Buying and selling property
• Opening an account with a Spanish bank
• Signing the purchase contract
• Paying taxes
• Registration in the property registry
• Connecting utilities (electricity, water, gas)
• Getting a residence permit

Ways to get an NIE:

1. At a Spanish consulate (in Russia, Ukraine, Belarus)

Procedure:

• Fill in the EX-15 application form
• Attach a copy of your international passport
• State the reason for requesting an NIE (buying property)
• Send the documents to the consulate by email or book an in-person appointment
• Pay the consular fee (about €10)

Time: 1 to 4 weeks

Pros: no need to travel to Spain
Cons: you may have to wait several weeks

2. At a police station (Comisaría de Policía) in Spain

Procedure:

• Book an appointment online through the official government portal
• Attend in person with your international passport
• Fill in form EX-15
• Provide proof of the reason (preliminary purchase contract, bank letter)
• Pay the fee (€9.64)

Time: 1 to 5 working days

Pros: faster than through a consulate
Cons: you must be in Spain in person

3. Through a representative or lawyer

If you cannot come to Spain in person, you can grant a notarised power of attorney to a lawyer or estate agent, who will obtain the NIE on your behalf.

Required documents:

• Original international passport + copy
• Completed EX-15 form
• Proof of the reason for requesting an NIE
• Receipt for payment of the government fee

Worth knowing: the NIE is not an identity document, just a number that identifies you in the Spanish system. It is assigned once and is valid for life.

---

---

Buying a house in Spain as a foreigner: what is allowed and where military authorisation is needed

There is no ban on foreigners buying property in Spain. A citizen of Russia, Kazakhstan, Belarus or Ukraine buys a home on the same terms as a Spaniard: you need a valid international passport, an NIE number and an account from which the payment will be made. Residence is not required for the transaction, and the purchase itself does not grant it: the golden visa was abolished from 3 April 2025.

But one restriction does apply, and it is older than the European Union. Law 8/1975 on zones and installations of interest to national defence declares parts of the country to be zones where foreigners’ access to property is restricted. There, a buyer who is not a citizen of an EU country must obtain military authorisation from the Ministry of Defence.

How the rule works

• Article 16 of the law limits the share: in a zone, foreigners may own no more than a set percentage of the area. The specific zones and percentages are set by article 32 of regulation 689/1978.
• Article 18 requires military authorisation for the purchase itself, for mortgages and other rights in rem, and for construction.
• Article 20 obliges the notary and the registrar to demand the authorisation: the notary before the deed of sale is signed, the registrar before entry in the registry.
• Citizens of EU countries are excluded from this regime by an additional provision added by Law 31/1990. The rule does not apply to them.
• Article 21 adds a separate risk: a transaction in such a zone must be registered within eighteen months, otherwise it is void. The text of the law is in the BOE.

What this means in practice. Majorca, Ibiza, Tenerife, Gran Canaria and Menorca are islands, which makes them restricted zones in their entirety. The same applies to Cartagena, the Bay of Cádiz, the area around the Strait of Gibraltar, the strips along the Portuguese and French borders, and Galicia. A buyer from a third country applies to the Ministry of Defence with a passport, a criminal record certificate and a plan of the property. Authorisation is granted and refusals are rare, but it takes time, and you need to allow for that time before paying the deposit, not after.

What to watch out for. Sellers and agents are often unaware of this requirement: for a Spaniard it does not exist. It surfaces at the notary’s, when the reservation money has already been paid and the deadline under the deposit contract is running. Ask about the zone yourself, before signing any papers.

The house-buying procedure step by step

Buying property in Spain involves several mandatory stages. Following each step ensures that the transaction is legal and the buyer’s rights are protected.

Step 1: Choosing a property

• Search for suitable housing through estate agencies, websites or listing portals
• Look at photos, videos and floor plans
• View in person or take a remote video tour
• Check the technical condition, the neighbourhood’s infrastructure and proximity to schools, shops and the beach

Step 2: Getting an NIE

As described above, the purchase cannot proceed without an NIE.

Step 3: Opening a bank account in Spain

You need an account with a Spanish bank to transfer funds to the seller and pay taxes. Most banks require the following. The step-by-step procedure, with a list of banks and their requirements, is described separately: how to open a bank account in Spain.

• NIE
• International passport
• Proof of address
• Proof of income (for non-residents)

Worth knowing: some banks let you open an account remotely, without being there in person.

Step 4: Reserving the property and paying a deposit

Once you have chosen a property, a preliminary contract (contrato de arras) is signed. This agreement sets out the terms of the transaction and the obligations of both parties.

Types of preliminary contract:

• Contrato de arras confirmatorias: a confirmatory deposit
• Contrato de arras penitenciales: allows either party to withdraw from the deal
• Contrato de arras penales: with penalties for withdrawing

Deposit amount: usually 10% of the property price

Worth knowing: if the buyer withdraws from the deal, they lose the deposit. If the seller withdraws, they must pay back double the deposit.

Step 5: Checking the property’s legal status

Hire a lawyer or specialist to check:

• The land registry extract (Registro de la Propiedad): confirms the seller’s ownership
• Nota simple: a certificate showing any charges, mortgages or debts
• Cadastral certificate: confirms the area and boundaries of the plot
• Building licence (for new builds)
• Energy performance certificate: mandatory for all properties
• Confirmation of no debts for utilities and the municipal property tax (IBI)

Tip: never skip the legal check. It will protect you from fraud and hidden problems.

A clean legal title is only half the job: the house must also be physically vacant. A separate guide explains how to make sure a house is vacant before signing and what to do if strangers are already living inside.

Step 6: Signing the deed of sale before a notary

The final transaction takes place at the office of a notary (notario) in the presence of both parties or their representatives. How to choose a notary, what an appointment costs and what to bring are covered in our guide to notaries in Valencia and on the Costa Blanca.

Document: Escritura Pública de Compraventa (notarial deed of sale)

What happens at the notary’s:

• The notary reads out the terms of the contract in Spanish
• Verifies the identities of the parties
• Confirms the seller’s ownership
• The buyer and seller sign the document
• The notary certifies the transaction

Notary fees: 0.5–1% of the property price

Worth knowing: if you do not speak Spanish, you can bring an official interpreter or ask the notary to provide a translation of the contract in advance.

Step 7: Paying for the property

Payment is made in one of the following ways:

• Bank transfer from the buyer’s account to the seller’s account
• Banker’s cheque
• In rare cases, in cash (up to €1,000 for residents and up to €10,000 for non-residents)

Note: cash payments are strictly limited by law. All large sums must go through a bank with proof of the source of funds.

Step 8: Paying taxes

After signing the contract before the notary, the buyer must pay the relevant taxes within 30 days:

• ITP (Impuesto sobre Transmisiones Patrimoniales): for resale property (6–10% depending on the region)
• IVA (VAT): for new builds (10%)
• AJD (stamp duty): for new builds (1–1.5%)

Payment is made to the tax office of the autonomous region or online through the official website.

Step 9: Registering ownership

Once the taxes are paid, the property must be registered in the Property Registry (Registro de la Propiedad).

Documents for registration:

• Original Escritura Pública
• Tax payment receipts
• The buyer’s NIE

Registration time: 2 weeks to 2 months

Cost: 0.5–1% of the property price

Worth knowing: you become the full legal owner of the property only after registration.

Step 10: Handover of keys and signing the handover certificate

After registration the keys are handed over and ownership is finalised. A handover certificate is drawn up recording the condition of the property and the meter readings.

---

Documents for the purchase

To complete the transaction legally, you need a full set of documents. If even one is missing, it can lead to delays or refusal of registration.

Documents from the buyer:

1. International passport (original + copy)
2. NIE: the foreigner identification number
3. Proof of lawful income:
   • Employment certificate
   • Bank statement showing available funds
   • Tax return
4. Proof of payment of the deposit
5. Marriage certificate (if the property is bought by a married couple)
6. Notarised power of attorney (if the transaction is handled by a representative)

Documents from the seller:

1. Documento Nacional de Identidad (DNI) or NIE: identity document
2. Escritura Pública: the original deed confirming ownership
3. Nota simple: a land registry extract (no older than 3 months)
4. Energy performance certificate: mandatory for all properties
5. Receipt for payment of the municipal IBI tax for the current year
6. Certificate of no debts for utilities
7. Technical documentation (cadastral plan; building licence for new builds)

Additional documents:

• Lawyer’s property due diligence report
• Home insurance policy (optional but recommended)
• Developer’s documents (for new builds)

Worth knowing: all documents issued abroad (marriage certificate, certificates) must be translated into Spanish and apostilled.

---

Taxes and additional costs when buying

Buying property in Spain involves mandatory taxes and additional costs that amount to roughly 10–14% of the property price. It is important to account for all expenses in advance to avoid financial difficulties. One-off transaction taxes are not the only burden: after registration there is the annual property tax (IBI) and related charges.

Main taxes:

1. ITP (Impuesto sobre Transmisiones Patrimoniales): property transfer tax

Applies when buying resale property.

Rate: it is set by the autonomous community and ranges across the country from roughly 6% to 13%. Regions change the rate almost every year, so the only honest approach is to check your own region’s rate, not a list in an article.

Valencian Community, checked on 11 September 2026: housing 9%, buyers under 35: 8%, in qualifying cases (large families, disability, social housing): 3–4%. The rates are published by the Valencian tax agency.

Example: a flat costing €250,000 in the Valencian Community means ITP of €22,500 at 9%. At a 6% rate the same flat would cost €15,000 in tax: the difference between regions can be the price of a small renovation.

Check your region in the Ministry of Finance’s summary document “Tributación Autonómica”, which brings together the measures of all autonomous communities for the current year.

2. IVA (VAT): for new builds

Applies when buying new property directly from a developer.

Rate: 10% of the price (for residential property)

Example: when buying a new flat for €300,000, VAT will be €30,000.

3. AJD (Actos Jurídicos Documentados): stamp duty

Applies only to new builds, in addition to VAT.

Rate: 1–1.5% depending on the region

Example: when buying a new build for €300,000, stamp duty will be €3,000–4,500.

Additional costs:

Annual taxes after the purchase:

1. IBI (Impuesto sobre Bienes Inmuebles): municipal property tax

The equivalent of the Russian property tax (council tax in the UK).

Rate: 0.4–1.3% of the cadastral value per year

Example: for a flat with a cadastral value of €150,000, the tax will be €600–1,950 a year.

2. Non-resident income tax (IRNR)

If you are not resident in Spain but own property there, you must file a return every year and pay tax on “deemed income”.

Calculation: 1.1% of the cadastral value × 19% (for EU citizens) or 24% (for citizens of other countries)

Example: for a flat with a cadastral value of €200,000:
€200,000 × 1.1% = €2,200
€2,200 × 19% = €418 a year

3. Tax on rental income

If you let the property:

• Residents: 19–45% depending on income
• Non-residents: 19% (EU citizens) or 24% (citizens of other countries)

Property running costs:

• Utilities: €50–150/month (electricity, water, gas)
• Community of owners fees: €30–200/month (for flats in complexes)
• Home insurance: €200–600/year
• Refuse collection charge: €50–150/year

Tip: use online calculators to work out all taxes and costs accurately before buying.

---

Financial and legal aspects: opening a bank account and paying

Opening a bank account in Spain

A bank account is a prerequisite for buying property. It is needed for:

If you are borrowing part of the amount, banks’ requirements for non-residents, the size of the down payment and interest rates are covered separately: mortgages in Spain.

• Transferring funds to the seller
• Paying taxes
• Paying utility bills
• Getting a residence permit (if planned)

Documents to open an account:

• NIE
• International passport
• Proof of address (utility bill, rental contract)
• Proof of income (for non-residents)

Popular banks in Spain:

• Banco Santander
• BBVA
• CaixaBank
• Banco Sabadell

Worth knowing: some banks require a minimum balance (€1,000–3,000) or charge a maintenance fee (€5–20/month).

How to transfer money from Russia to Spain in 2026

Because of sanctions, a direct transfer of funds from Russia to Spain is not possible. You need to use a third jurisdiction, an intermediary country.

The reverse route, from Spain to Russia, works under different rules and with different fees: the options and pitfalls are collected in a separate guide, how to transfer money from Spain.

Transfer methods:

1. Opening an account with a bank in a third country (Turkey, the UAE, Georgia, Armenia, Kazakhstan)
2. Cryptocurrency: buying cryptocurrency in Russia, transferring it and exchanging it for euros in Spain (requires proof that the source of funds is legal)
3. Cash: bringing in cash within the permitted limits (up to €10,000 without a declaration)

Worth knowing: all sources of funds must be supported by documents to comply with anti-money laundering legislation.

---

Residence permits through property purchase and investor visas

The “golden visa” programme

Until April 2025 Spain offered an investor residence permit (golden visa) programme for foreigners who bought property worth at least €500,000.

Programme conditions (until April 2025):

• Purchase of property worth at least €500,000 (without a mortgage)
• A 2-year residence permit, renewable
• Right to permanent residence after 5 years
• Possibility of citizenship after 10 years
• Family members included (spouse, children, parents)

Worth knowing: the programme has been abolished, not suspended: applications stopped being accepted on 3 April 2025 under Organic Law 1/2025. The government linked the decision to rising house prices and housing becoming unaffordable for local people. Buying property no longer gives a right to a residence permit; what works instead is explained in our article on Spain’s golden visa.

Alternative ways to get a residence permit in 2026:

1. Residence permit for financially independent people (non-lucrative visa)

Conditions:

• Proof of income of at least €2,400 a month or €28,800 in savings for the main applicant
• Health insurance
• No right to work in Spain
• Application procedure and support: Spanish residence permit without the right to work
• Validity: 1 year, renewable

Suits: retirees, people living off investments, people with passive income

2. Digital nomad residence permit (Digital Nomad Visa / Spain Nomad Visa)

In January 2023 Spain launched a special digital nomad visa for remote workers and freelancers working for foreign companies or clients.

Conditions:

• Working remotely for a foreign (non-Spanish) company or as a freelancer
• Minimum income: at least €2,849/month (about €34,188 a year), 200% of the annual SMI
• For a family: +75% of the SMI for a spouse (€1,069/month) and +25% for each child (€356/month)
• At least 80% of income must come from foreign clients or employers (a maximum of 20% can be earned in Spain)
• At least 1 year of professional experience or a university degree
• Health insurance
• No criminal record

Required documents:

• A contract with a foreign employer or a freelancer’s portfolio with proof of income
• Bank statements for the last 3–6 months
• Criminal record certificate (with apostille)
• Health insurance
• Proof of education or work experience
• Proof of renting or buying a home in Spain

Validity:

• The initial visa is issued for 1 year
• Renewal for 3 years
• After 5 years you can apply for permanent residence

Taxation:

• Digital nomads can use the special Beckham Law tax regime: a flat tax rate of 24% on the first €600,000 of income (instead of the progressive 19–47% scale)
• The relief lasts for 6 years

Suits:

• Programmers and IT specialists
• Designers, marketers, copywriters
• Consultants and analysts
• Remote employees of international companies
• Freelancers with a foreign client base

Pros:

✅ Work remotely and live in Spain legally
✅ Access to the Schengen area
✅ You can come with your family
✅ A relatively low income threshold
✅ Tax benefits
✅ A path to permanent residence and citizenship

Cons:

❌ You cannot work for Spanish companies (more than 20% of income)
❌ Proof of stable income is required
❌ Annual reporting to the tax authorities

Worth knowing: the digital nomad visa is one of the most popular programmes for remote workers in 2026 and is becoming a great alternative to the abolished golden visa for property buyers who want to live in Spain.

---

3. Start-up visa (Startup Visa / Ley de Emprendedores)

Spain actively attracts entrepreneurs and innovators through its start-up visa programme, created to develop an ecosystem of technology and innovative companies.

Conditions:

• An innovative business project of economic interest to Spain
• Approval of the project by ENISA (Empresa Nacional de Innovación) or an accredited incubator/accelerator
• The project must be innovative (technology, science, culture, sport) and have growth potential
• Minimum investment: a business plan with a budget of at least €50,000 is usually required
• Creating jobs in Spain (welcomed, but not always mandatory)

Required documents:

• A detailed business plan in Spanish
• Proof of project funding (own funds, investment, grants)
• CVs and qualifications of the founders
• Company registration documents (if already registered)
• Criminal record certificate
• Health insurance
• A letter of support from an incubator, accelerator or venture fund (optional, but improves your chances)

Approval procedure:

1. Submit the business project to ENISA or an accredited organisation
2. Assessment of innovation and economic potential (review time: 1–3 months)
3. Receive a favourable report
4. Submit visa documents to the consulate or the immigration authorities
5. Receive the residence permit

Validity:

• Initial residence permit: 1 year
• Renewal: for 2 years, then another 2 years
• After 5 years: permanent residence

Suits:

• Founders of technology start-ups (IT, AI, blockchain, fintech)
• Innovators in science, medicine and ecology
• Entrepreneurs in the creative industries
• Developers of unique products and services

4. Student visa

Conditions:

• Enrolment at a Spanish university or language school
• Proof of financial means

Worth knowing: buying property in itself no longer gives a right to a residence permit, but it remains a sound investment and a condition for other programmes.

---

Working with a lawyer, notary and estate agencies

The lawyer’s role (abogado)

Hiring an independent lawyer is a mandatory stage when buying property in Spain.

The lawyer’s tasks:

• Checking the property’s legal status
• Checking the seller’s title documents
• Identifying charges, debts and mortgages
• Supporting the transaction at every stage
• Representing the client at the notary’s
• Helping to register ownership
• Tax advice

Fees: 1–2% of the property price (usually €1,000–5,000)

Worth knowing: the lawyer must be independent, not recommended by the seller or the agency.

The notary’s role (notario)

A notary in Spain is a public official who:

• Verifies the identities of the parties
• Reads the contract aloud
• Checks the legality of the transaction
• Certifies the signatures
• Sends the transaction for registration

Worth knowing: the notary does not protect the interests of the buyer or seller; they only certify that the document is lawful.

Cost: 0.5–1% of the property price

Working with estate agencies

Advantages:

• Access to a database of properties
• Arranging viewings
• Help negotiating with the seller
• Support with the transaction

Agency commission: 3–5% of the price (usually paid by the seller, but not always)

Worth knowing: check the agency’s licence and read client reviews before you start working together.

---

Registering ownership and receiving the keys

After signing the contract before the notary and paying the taxes, you must register ownership in the Property Registry (Registro de la Propiedad).

Registration procedure:

1. The notary sends a copy of the Escritura Pública to the registry
2. The buyer provides the tax payment receipts
3. The registry checks the documents (2 weeks to 2 months)
4. Ownership is registered

Document: Nota de Registro, an extract confirming registration

Worth knowing: only after registration do you become the full owner of the property and can dispose of it.

Handover of keys and the handover certificate

After registration the keys are finally handed over. A handover certificate (acta de entrega) is drawn up, recording:

• The condition of the property
• Water, electricity and gas meter readings
• A list of furniture and appliances (if included in the sale)
• The set of keys

Worth knowing: inspect the property carefully before signing the certificate. Any issues must be recorded in the document.

---

Pitfalls and important expert advice

Typical mistakes when buying property:

1. Buying without a legal check

Risks:

• Hidden debts
• Illegal extensions
• Charges and mortgages
• Problems with documents

Solution: always hire an independent lawyer.

2. Underestimating additional costs

Mistake: budgeting only for the property price without taxes, notary and registration

Solution: set aside an extra 10–14% of the property price.

3. Buying without viewing in person

Risks:

• Photos that do not match the real condition
• A poor neighbourhood
• Infrastructure problems

Solution: always view the property in person or use a trusted representative.

4. Ignoring the cadastral data check

Mistake: the area in the documents does not match the actual area

Solution: check the cadastral certificate and compare the area.

5. Buying property with the seller’s mortgage still attached

Risks: if the seller has not paid off the mortgage, the bank may seize the property

Solution: check the registry extract and make sure all debts have been paid off.

Expert tips:

✅ Check the energy performance certificate: a mandatory document without which the sale is unlawful
✅ Confirm whether furniture and appliances are included in the price: this must be written into the contract
✅ Check for utility debts: they may pass to you
✅ Find out the community of owners fees: this is a permanent monthly expense
✅ Take out home insurance: it protects against fire, flooding and theft
✅ Find out the rules on using the property: in some regions, from 2026, the consent of 60% of neighbours is required to let it out
✅ Check development plans for the area: new projects can change the infrastructure

---

Conclusion: how to start on the path to your own home in Spain

Buying a house in Spain is not only a sound investment but also a chance to change your quality of life. The Mediterranean climate, European standards of service, access to education and healthcare, and developed infrastructure make Spain an ideal place to live, work and holiday.

A short buyer’s checklist:

1. ✅ Set a budget that includes additional costs (10–14%)
2. ✅ Choose a region and type of property
3. ✅ Get an NIE
4. ✅ Open an account with a Spanish bank
5. ✅ Find an independent lawyer
6. ✅ Check the property’s legal status
7. ✅ Sign the preliminary contract and pay the deposit
8. ✅ Sign the deed of sale before a notary
9. ✅ Pay the taxes within 30 days
10. ✅ Register ownership
11. ✅ Get the keys and enjoy your new home!

Useful resources:

• Official Spanish government website: www.exteriores.gob.es
• Property registry: Registro de la Propiedad
• Tax authority: Agencia Tributaria
• Booking an NIE appointment: through the police or consulate website

Remember: proper preparation, working with professionals and checking documents carefully are the keys to a successful purchase. Spain is open to foreign buyers, and your home on the Mediterranean coast could become a reality very soon!

Contact us for advice: get in touch with us for personal help buying property in Spain