New Builds
New Build Process | Buying Off-Plan in Spain
Complete guide to buying off-plan and new construction properties in Spain. Learn about legal protections, payment structures, and the step-by-step process.
"New builds are increasingly popular — and for good reason. Modern energy standards, bank guarantees on deposits, and you get to choose exactly what you want."
Why Choose a New Build?
New construction properties offer advantages you simply cannot get with resale homes. Beyond the obvious appeal of modern design and brand-new everything, there are practical benefits that make a real difference to your daily life and long-term investment.
Everything Exactly How You Want It
When buying off-plan, you get first pick of everything. Choose your preferred orientation (south-facing for maximum sun), your floor level (ground floor with garden or top floor with panoramic views), and customise finishes like flooring, kitchen design, and bathroom fittings. See our choosing property guide for tips on what to prioritise.
Modern Building Standards
Spanish building regulations have improved dramatically. New builds must meet strict standards for thermal insulation, double or triple glazing, and modern ventilation systems. The difference is remarkable: comfortable temperatures year-round without excessive air conditioning, significantly lower energy bills, and A or B energy ratings.
Understanding Off-Plan Purchases
Buying off-plan means purchasing a property before construction is completed—sometimes before the first brick is laid. In Spain, this approach is common and safe when done through reputable developers with full bank guarantees.
Lower Entry Prices
Buy at pre-construction rates before prices rise
First Choice
Best plots, orientations, and floor levels
Instant Equity
Price appreciation during construction
Staged Payments
Spread costs over 18-24 months
Essential Due Diligence
Before committing to any new build, your lawyer and agent should verify several critical factors. These checks protect your investment and ensure you're buying from a reliable developer. For full details on documents required, see our legal requirements guide.
The Buying Process
Research and Selection
Explore developments in your preferred areas. Early buyers get the best choices of units, orientations, and views.
Reservation (€3,000–€10,000)
Pay a reservation fee to secure your chosen unit. This gives your lawyer time to complete due diligence.
Private Contract (10%–30%)
Once due diligence is complete, sign the formal contract specifying specifications, payment schedule, and timeline. If you need a mortgage, start the process now—see our finance guide.
Staged Payments
Payments are made in instalments matching construction milestones. Each payment is protected by bank guarantees.
Completion and Handover
Pay the final balance at the notary, sign the title deed, and receive your keys.
Legal Protections
Spanish law provides strong protections for off-plan buyers, making new construction one of the safest ways to buy property in Spain.
Bank Guarantees
Full refund if project not completed
10-Year Warranty
Structural warranty (Seguro Decenal)
3-Year Warranty
For installations (plumbing, electrical)
1-Year Warranty
Minor defects and finishes
Costs Overview
New builds have slightly different costs than resale properties. You pay 10% VAT (IVA) plus 1-1.5% stamp duty, totalling around 12-14% on top of the purchase price. Use our buying costs calculator to estimate your total investment.
For a complete breakdown of all taxes and fees, see our costs and taxes guide.
Get in Touch
Ready to Take the Next Step?
Tell us about yourself and what you're looking for. We'll be in touch the same day — or the next working day if you send outside office hours.
Not ready for a viewing trip? Book a free lawyer consultation or talk to one of our experts.