Buying property in Spain: the complete guide
Everything international buyers need to know — the process, costs, taxes and answers to the most common questions, explained in plain language.
Buying a home in Spain is safe and well-regulated, but the process differs from your home country. This guide walks you through every step, what it really costs, and the key things to know before you sign — so you can buy with confidence.
The buying process, step by step
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1
Set your budget & area
Decide where you want to be and your all-in budget. Add roughly 10–13% on top of the price for taxes and fees (resale) or about 11–12% (new build).
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2
Get your NIE & a bank account
The NIE is your Spanish tax ID, required for any purchase. We help you obtain it and open a local bank account for the transaction and utilities.
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3
Viewings & reservation
Once you find the one, a reservation deposit (typically €3,000–6,000) takes it off the market while legal checks are carried out.
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4
Lawyer & due diligence
An independent lawyer verifies ownership, debts, licences, planning status and that the property is free of charges before you commit.
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5
Private contract (arras)
You sign the "contrato de arras" and pay around 10%. Both sides are now legally committed; if the buyer pulls out they lose the deposit, if the seller does they repay double.
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6
Notary, keys & registration
At the notary you sign the title deed (escritura), pay the balance, receive the keys, and the purchase is registered in your name at the Land Registry.
Costs & taxes
Budget these on top of the purchase price. Figures are indicative and vary by region.
Resale property
- Transfer tax (ITP): ~6–10% (varies by region)
- Notary fees: ~0.5–1%
- Land registry: ~0.5%
- Lawyer: ~1% + VAT
New build
- VAT (IVA): 10%
- Stamp duty (AJD): ~1–1.5%
- Notary & registry: ~1–1.5%
- Lawyer: ~1% + VAT
Good to know
NIE number
Your Spanish tax identification number — mandatory to buy, open a bank account or set up utilities. We handle it for you.
Mortgages
Non-residents can typically borrow up to 60–70% of the value. Rates and terms depend on your profile; we can introduce trusted brokers.
Currency
If you earn in another currency, a specialist FX service usually beats bank rates and can lock in a rate for completion.
Running costs
Budget yearly for IBI (council tax), community fees, home insurance, utilities and — for non-residents — annual non-resident tax.
Frequently asked questions
Can foreigners buy property in Spain?
Yes. There are no restrictions on foreigners buying property in Spain, whether resident or non-resident. You only need a NIE number and a bank account.
How much are the total buying costs?
Budget around 10–13% on top of the price for a resale home (transfer tax, notary, registry, lawyer), and about 11–12% for a new build (10% VAT + stamp duty + fees).
Do I need a Spanish lawyer?
It is strongly recommended. An independent lawyer runs due diligence — ownership, debts, licences, planning — and protects you throughout the purchase.
How long does the purchase take?
From reservation to keys typically takes 4–8 weeks for a resale property, longer for a new build still under construction.
Does buying property give me residency?
Property ownership alone does not grant residency, but it can support certain visa routes. We can point you to specialist immigration advisers.
Ready to find your home in Spain?
Browse our latest listings or tell us what you are looking for — we guide you in your language.