How to buy land in Spain

Key facts about buying land in Spain

Spain remains one of the most attractive countries in Europe for buying property and plots of land. Buying land in Spain is open to residents and foreigners alike without significant restrictions. This makes the country an ideal place to build your own home, develop a business or invest in real estate. If building from scratch is not part of your plans, compare the costs and timelines with buying a ready-made home — this is covered in our guide on how to buy a house in Spain.

In this article we look in detail at every aspect of buying a plot of land in Spain: from choosing the right type of land to preparing the documents and obtaining building permits. It is important to understand the specifics of Spanish legislation and regulations in order to avoid mistakes and successfully realise your dream of private property in this sunny country.

Types of land plots in Spain: what you need to know

Before buying land in Spain, you need to understand how land is classified. Before the purchase it is important to establish the land’s category clearly, as this directly affects whether you can build and what the land can be used for. Spanish law divides all land into several categories, each with its own features and restrictions on use.

Main land categories

1. Suelo Urbano (urban land)

This is building land that is fully suitable for residential and commercial construction. A plot of urbano category for building a house must be connected to all the main utilities: electricity, water, sewerage and roads. In these areas you may build houses, flats, villas and other buildings in line with the municipality’s urban plan. A typical plot of 500 to 2,000 square metres in an urban area is ideal for private construction.

2. Suelo Urbanizable (land for development)

This category covers land that the municipality plans to develop in the future. Urbanizable plots can become suitable for building once the necessary utility connection works are done and the relevant permits are obtained. Bear in mind that transforming such land can take several years.

3. Suelo Rústico/Rustico (agricultural land)

Agricultural land is intended for farming, growing crops or keeping animals. This is where stables are kept, and looking after horses in Spain is a recognised profession with its own name and terms of employment: details in our article on working as a groom. On rustico plots building houses is generally prohibited or heavily restricted. In some regions of Spain you can build a small house on rural land under strict conditions, for example if the plot exceeds 10,000 square metres.

Special zones

Besides the main categories, there is land with special status:

• Protected areas — forests, parks, archaeologically significant sites, the coastline (where strict restrictions apply)
• Green zones — intended for public use
• Historic town centres — with additional building requirements

Foreigners’ rights to buy land in Spain

One of the main advantages of the Spanish property market is that foreigners have the right to buy land and property on an equal footing with the country’s citizens. Citizens of Russia, Ukraine and other countries can freely buy a plot of land in any region of Spain. Selling plots to foreign buyers is common practice on the Spanish market.

What buying land gives a foreigner

• Full ownership — the owner has the same rights as Spanish citizens
• The option to build — provided the law is followed and the necessary permits are obtained
• Golden visa — the programme was abolished on 3 April 2025: buying property or land, for any amount, no longer gives the right to a residence permit
• An investment asset — Spanish land in popular regions is rising in value

Documents foreigners need

To buy a plot in Spain, a foreigner needs:

1. NIE (Número de Identificación de Extranjero) — the foreigner’s identification number, mandatory for any property transaction
2. A Spanish bank account — for financial transactions
3. A valid international passport — for identification

Popular regions for buying land

The choice of area depends on the purpose of the purchase: building a villa, business, investment or permanent residence. Plots sell most actively in the following regions.

Costa del Sol

Spain’s southern coast is the most popular region among investors and buyers from Russia. It is home to the prestigious towns of Marbella, Málaga and Benalmádena. The Costa del Sol attracts people with year-round sunshine, well-developed infrastructure and proximity to the sea.

Costa Blanca

This region in the east of the country includes towns such as Alicante, Torrevieja and Benidorm. The Costa Blanca has more affordable prices than the southern coast while offering an excellent quality of life.

Catalonia and Barcelona

Spain’s north-eastern region, including Barcelona and the Costa Brava, attracts buyers with its rich culture, history and proximity to the French border. Land here is more expensive, but demand remains consistently high.

Valencia

Spain’s third-largest city and the surrounding area offer a balance between city life and the coast. It is popular with those looking for a calmer atmosphere.

Andalusia

The southernmost part of the country, with a rich historical heritage. Besides the coastal areas, you can find rural plots here at attractive prices.

The Canary Islands

The Canary Islands deserve a separate mention — an ideal place for year-round living with a unique climate and tax incentives.

How to buy land: step-by-step guide

Buying a plot of land in Spain requires a careful approach and following a set procedure. Let us go through the process step by step.

Step 1: Setting goals and finding a plot

Before buying land it is important to define:

• The purpose of the purchase (building a house, business, investment)
• The budget (including additional costs)
• The preferred region and location
• The plot size you need
• Availability of utilities

You can look for a suitable plot through:

• Estate agencies
• Specialised portals and websites
• Private listings
• Recommendations from local residents

Step 2: Getting an NIE

The foreigner’s identification number (NIE) is the first mandatory document. You can get it:

• At the Spanish consulate in your country
• Directly in Spain at a police station or the foreigners’ office

To get an NIE you need to fill in an application (form EX-15) and provide your passport and documents showing the reason for the request (for example, an agreement of intent to buy property).

Step 3: Opening a bank account

A Spanish bank account is needed to:

• Pay for the purchase
• Pay taxes
• Pay for the notary’s and lawyer’s services
• Pay utility bills afterwards

To open an account you will need your passport, NIE and proof of address.

Step 4: Checking the plot’s legal status

A critically important stage! Be sure to check:

The land cadastre (Catastro)

• The plot’s cadastral reference
• Exact characteristics: area, boundaries, designated use
• Whether the actual state matches the cadastre data

The Land Registry (Registro de la Propiedad)

A check in the property register is mandatory to confirm:

• The current owner
• Any encumbrances, debts or mortgages
• Litigation
• Easements (third-party rights to use the land)

Nota Simple — an extract from the register containing all the legal information about the property. You can get it online or at the registry office.

The urban plan (Plan General de Ordenación Urbana)

• Land category
• Permitted use
• Building restrictions
• Future development plans for the area

It is strongly recommended to hire a lawyer or property specialist for a thorough check.

Step 5: The preliminary contract

Once a plot has been chosen, the parties sign a preliminary agreement (Contrato de Arras). The buyer pays a deposit, usually 10% of the price. This contract fixes the parties’ intentions and the terms of the deal.

Important: If the buyer withdraws from the deal, they lose the deposit. If the seller withdraws, they must return double the deposit.

Step 6: Signing the deed at the notary

The main transaction is completed before a notary (notario). The notary checks: Whom to choose and what an appointment costs is shown using the example of notaries in Valencia.

• The identities of the parties
• The legal soundness of the transaction
• Payment of all taxes
• The correctness of the documents

After signing the sale and purchase agreement the buyer receives the Escritura Pública (public deed) — the main document confirming private ownership.

Step 7: Paying the taxes

When buying land you must pay:

• ITP (Impuesto de Transmisiones Patrimoniales) — property transfer tax for resale properties (6–10% depending on the region)
• IVA (VAT) — 21% for plots in new developments
• IAJD (Impuesto de Actos Jurídicos Documentados) — stamp duty on legal documents (0.5–1.5%)

The land tax must be paid within 30 days of signing the deed.

Step 8: Registration in the Land Registry

The final step is registering the transaction in the Land Registry (Registro de la Propiedad). This gives full legal protection to your rights as owner. Registration in the property register usually takes a few weeks and is mandatory to fully secure your rights to Spanish land.

Taxes and costs when buying land

It is important to account in advance for all the additional costs, which add up to a substantial share of the purchase price.

Table of the main taxes and costs

Additional costs total 10% to 15% of the plot’s price.

Annual taxes after the purchase

After acquiring land, the owner must pay every year: How these payments are calculated and when they are due is set out in detail in our article on property taxes in Spain.

• IBI (Impuesto sobre Bienes Inmuebles) — the municipal land tax (0.4–1.3% of the cadastral value)
• Wealth tax — if the value of all your property exceeds a certain threshold (usually EUR 700,000)
• Imputed income tax — for non-residents who own property in Spain (about 2% of the cadastral value)

Building on a plot of land

Buying building land is often the first step towards creating your dream home in Spain. Here is what you need to know about the construction process.

Building permits

To start building in Spain, you need a licence (Licencia de Obra) from the local municipality. The permit procedure includes:

1. Designing the project You need to hire a licensed architect, who will prepare:

• The building project (Proyecto Básico and Proyecto de Ejecución)
• Technical specifications
• A safety plan
• An environmental impact assessment

2. Approval at the town hall The project is submitted to the municipality for approval against:

• The urban plan
• Building regulations
• Environmental requirements

3. Paying taxes For a building permit you need to pay about 4% of the estimated construction cost.

4. Receiving the licence The application takes 2 to 6 months to process depending on the municipality.

Building restrictions

Depending on the land category and location, various restrictions apply:

Urban plots (Urbano): If you have bought a plot for building a house in an urban area, the following rules apply:

• Building is allowed in line with the urban plan
• Height restrictions (number of storeys)
• Plot coverage ratio (usually 20–40%)
• Minimum distance from the plot boundaries

Rural plots (Rustico):

• Building houses is usually prohibited
• A house may be built if the plot area exceeds 10,000–20,000 m²
• Agricultural buildings are permitted

Coastline:

• The coastal protection law (Ley de Costas) applies
• Building is prohibited within 100 metres of the shoreline
• Additional restrictions in coastal zones

Protected areas:

• Historic centres — strict control over the appearance of buildings
• Nature parks — all construction prohibited
• Archaeological zones — a special permit is required

Utility connections

Before buying land for building, make sure that the following are available or can be connected:

• Electricity — contact the local supplier (Iberdrola, Endesa)
• Water — municipal mains or your own well. For a well, drinkability is confirmed by testing; for the municipal network it is checked by address — how this works is explained in our article on water quality in Spain by region
• Sewerage — a central system or septic tank
• Gas — where there is a gas network
• Internet and phone — check which providers are available

Connecting utilities can cost EUR 5,000 to 30,000 depending on the distance to the networks.

Construction timelines and costs

Average timelines:

• Obtaining permits: 3–6 months
• Building a 150–200 m² house: 12–18 months
• Completing the final documents: 2–3 months

Construction cost:

• Budget: EUR 800–1,200/m²
• Mid-range: EUR 1,200–1,800/m²
• Premium: EUR 1,800–3,000+/m²

Comparison table of Spanish regions

Important legal aspects

Buyer protection

Spanish law provides good protection of property rights, but it is important to follow every procedure:

• Always have documents checked by a qualified lawyer
• Demand full documentation from the seller
• Do not pay before the legal status has been checked
• Register the transaction in the Land Registry

Special cases

Buying through a company: Some investors prefer to buy property through a Spanish or foreign company. This can bring tax advantages but involves additional costs of maintaining the company.

Joint ownership: When several people buy together, it is important to set out the ownership shares correctly in the sale and purchase agreement.

Inheritance: Spanish land is subject to Spanish inheritance law, which is important to bear in mind when planning.

Protection against fraud

Unfortunately, fraud does occur on the property market. To protect yourself:

• Work only with official agencies and lawyers
• Check the seller’s identity
• Make sure the seller really is the owner
• Do not hand over cash or pay into private individuals’ accounts
• Demand all supporting documents

Buying land as a Russian citizen

Russian citizens can freely buy land in Spain. In 2024–2025 the process remains accessible, although there are some nuances:

Financial transactions

• Opening an account with a Spanish bank may require additional documents
• Transferring funds from Russia may take longer
• Bank transfers rather than cash are recommended
• Some banks may ask for proof of the source of funds

Getting a visa

After buying land or property:

• You can get a multiple-entry visa to access your property
• For purchases of EUR 500,000 or more, the “Golden Visa” with a residence permit is available
• A residence permit gives the right to stay in Spain and travel within the Schengen area

Tax obligations

It is important to understand your tax obligations both in Spain and in Russia:

• Income from a sale or rental may be taxed in both countries
• You need to study the double taxation agreement
• A consultation with a tax specialist is recommended

Choosing professionals to help with the purchase

Estate agency

A good agency will help you:

• Find suitable plots for sale
• Arrange viewings
• Negotiate
• Prepare preliminary documents

Choose agencies with good reviews and experience of working with foreigners.

Lawyer (Abogado)

Legal support is essential for:

• Checking the plot’s legal status
• Checking the seller’s documents
• Handling the transaction
• Checking tax liabilities
• Registration in the registry

A lawyer’s fees are usually 1–2% of the property’s value, but this is an important investment in the safety of the transaction.

Architect

If you plan to build, an architect is needed for:

• Assessing the plot’s potential
• Designing the project
• Obtaining permits
• Supervising construction

Interpreter

If you do not speak Spanish, an official interpreter must be present when documents are signed at the notary.

Investment potential of land in Spain

Factors affecting the price

The price of a plot depends on many factors:

• Location — proximity to the sea, large cities and infrastructure
• Size — large plots are usually cheaper per m²
• Land category — urbano is more expensive than rustico
• Utilities — connected plots cost considerably more
• View — plots with sea or mountain views are valued more highly
• Building permit — a ready project increases the value
• Accessibility — convenient access, parking
• Shape and terrain — flat, regularly shaped plots are preferable

Price growth prospects

The Spanish property market shows steady growth in popular regions:

• Coastal areas grow by 5–10% a year
• Building land in developing areas can multiply in value
• Urban plots near major centres have good potential

Ways to use the land

Land you buy can be used for:

• Building a villa to live in or let
• Developing a business — a hotel, apartments, commercial property
• Long-term investment — waiting for prices to rise
• Agriculture — on rustico plots
• A townhouse or residential complex project (for large plots)

Leasing land as an alternative

If buying a plot seems too big a commitment, you can consider a long-term land lease. In Spain plots can be leased for periods from several years to several decades.

Advantages of leasing:

• Lower initial outlay
• The chance to get to know the area before buying
• Fewer tax obligations

Disadvantages:

• No ownership
• Building restrictions
• No capital growth

Common mistakes when buying land

To avoid problems, bear in mind the typical mistakes buyers make:

1. Insufficient document checks — always check the land’s status in the cadastre and the property register
2. Ignoring the urban plan — make sure you can build what you intend
3. Buying without a viewing — be sure to visit the plot in person
4. Underestimating additional costs — take into account all taxes and fees, including the land tax
5. Not checking utilities — the cost of connection can be very high
6. Working without a lawyer — saving on legal support can cost you more
7. Not knowing the coastal laws — the restrictions can be very strict
8. Buying rustico land with building plans — make sure building is permitted
9. Ignoring the neighbours — check what is being built around you
10. Rushing the decision — study every aspect carefully before buying land

Frequently asked questions

Can I buy land in Spain without a residence permit? Yes, a residence permit is not required to buy. An NIE is enough.

How long does the purchase take? From choosing a plot to registration in the registry usually takes 2–4 months.

Can I get a mortgage to buy land? Yes, Spanish banks grant mortgage loans to foreigners. Banks usually finance up to 70% of the price for residents and up to 60% for non-residents.

Do I need a visa to buy? To visit Spain and view plots, a tourist visa or visa-free entry (for some countries) is sufficient.

What should I do if encumbrances are found on the plot? Do not complete the deal until the seller has removed all encumbrances. This must be checked by a lawyer.

Can I build on agricultural land? In most cases, no. But in some regions it is allowed under strict conditions (minimum plot size, special purpose of the building).

How can I check that the land is not an archaeological site? Check the urban plan and get advice at the town hall. In some zones an archaeological survey is required before building.

How much does a 1,000 m² plot cost in popular regions? On average from EUR 100,000 to 500,000 depending on the region and proximity to the sea. On the Costa del Sol prices are higher; in inland Andalusia they are much lower.

Useful resources and contacts

Official websites

• Catastro (cadastre) — sede.catastro.gob.es — information on plots of land
• Registro de la Propiedad — registradores.org — the Land Registry
• Ministerio de Justicia — mjusticia.gob.es — the Spanish Ministry of Justice
• Portal de Inmigración — extranjeros.inclusion.gob.es — information for foreigners

Recommendations

• Subscribe to our Telegram channel
• Keep track of changes in legislation
• Read reviews
• Visit specialist forums and blogs
• Seek advice from specialists

Conclusion

Buying building land in Spain is an excellent opportunity to invest, build your dream home or develop a business. The country offers a favourable climate, well-developed infrastructure, a stable legal system and a welcoming attitude to foreign investors.

The key is to choose the plot carefully, check every legal aspect in the property register, calculate the budget correctly and work with reliable professionals. Before buying land, be sure to consult a lawyer, study all the documents and make sure your plans can be carried out on the chosen plot.

If you follow these rules, acquiring a plot of land will be a successful deal, and your Spanish land will bring you pleasure and income for many years. Once all the formalities are complete, you can start building and bring your dream home project to life.

Spain is waiting for you! Sunny weather, a beautiful sea, a rich culture and quality of life make this country an ideal place to carry out your plans. Start your journey to owning property in Spain today — look at plots for sale, get in touch with us, get advice from a lawyer and take the first step towards making your dream come true!

This article is for information purposes only. Before making decisions about buying property, it is advisable to consult a qualified lawyer and a property specialist.