Buying Guide
Your Complete Guide to Buying in Spain
The Spanish property buying process is straightforward and well-regulated. Most purchases complete in 6-10 weeks. This guide walks you through every step.
What to Expect
A Process That Works
Spain has one of Europe's most transparent property markets. Every transaction goes through a public notary, all properties are registered in a central land registry, and buyer protections are built into the legal framework. Whether you're buying a holiday apartment, a permanent home, or an investment property, the process follows the same clear steps. With the right preparation and professional support, buying in Spain is a smooth and rewarding experience.
Safe, Simple, and Fast
The buying process is straightforward when you work with the right people. Choose a reputable agent and an experienced solicitor—they'll guide you through every step.
The Process
Ten Steps to Your Spanish Property
Research Your Location
Spain offers vastly different lifestyles depending on where you buy. The Costa Blanca is known for established expat communities and excellent value. The Costa del Sol has more developed infrastructure and nightlife. Inland areas offer authentic Spanish living at lower prices. Consider your priorities: beach access, airport proximity, rental potential, community feel. Visit in different seasons if possible—summer tourists and winter residents create very different atmospheres.
Set Your Budget
Your total budget must include purchase costs of 10-14% on top of the property price. For a €300,000 property, budget €330,000-€340,000 total. This covers transfer tax (8-10% for resale) or VAT plus stamp duty (11.5% for new builds), plus notary fees, land registry, and legal costs. Use our buying costs calculator to get an accurate estimate. If you need financing, Spanish banks lend up to 70% LTV for non-residents—check our mortgage calculator for monthly payments.
Get Your NIE Number
The NIE (Número de Identidad de Extranjero) is your Spanish tax identification number. You cannot buy property, open a bank account, or sign contracts without it. Read our complete legal requirements guide for detailed instructions. Apply at a Spanish consulate in your home country, or in Spain at the Foreigners' Office. The process takes 1-4 weeks. Your lawyer can arrange this for you with a power of attorney if you can't attend in person.
Open a Spanish Bank Account
You need a Spanish bank account to pay for the property, set up utility direct debits, and pay ongoing taxes. Major banks like Sabadell, CaixaBank, and BBVA are used to working with foreign buyers. Bring your passport, NIE, proof of address, and proof of income. Your lawyer can recommend banks experienced with international clients. Consider currency transfer services for moving large sums—they often offer better rates than bank transfers.
Find Your Property
Work with an agent who knows the local market, understands foreign buyers, and operates transparently. View properties in person when possible—photos rarely capture noise levels, neighbourhood feel, or that stunning sea view. Check: orientation (south-facing gets all-day sun), community fees, building condition, any extensions or modifications (are they legal?), and proximity to amenities you need. When you find the right property, act decisively—good properties sell quickly.
Make Your Offer
Your agent presents your offer to the seller. Negotiation is normal—most properties sell for 5-10% below asking price, though desirable properties in good locations may sell at or above asking. Once agreed, you sign a reservation contract and pay a holding deposit of €3,000-€10,000. This removes the property from the market while your lawyer conducts checks. The reservation deposit is typically refundable if legal issues are found.
Legal Due Diligence
This is the most critical phase. Your lawyer verifies: the seller legally owns the property and can sell it, there are no outstanding debts or charges against the property, all building work has proper licences, the property matches its land registry description, community fees are paid up to date, and there are no legal disputes. Only proceed when your lawyer confirms the property is completely clean. This protection is why you need an independent lawyer—not one recommended by the seller.
Sign the Private Contract
The Contrato de Arras is a legally binding contract between buyer and seller. You pay 10% of the purchase price as a deposit. This contract is protected by Spanish law: if you withdraw, you lose your deposit; if the seller withdraws, they must return double your deposit. Your lawyer reviews every clause before you sign. The contract sets the completion date, typically 4-8 weeks later, and lists all items included in the sale.
Complete at the Notary
On completion day, you meet at the notary's office. The notary is a government-appointed official who verifies the transaction is legal and both parties understand what they're signing. The title deed (Escritura) is read aloud in Spanish—your lawyer translates if needed. You pay the remaining balance, sign the deed, and receive the keys immediately. You are now the legal owner. The notary sends the deed for registration at the Land Registry.
After-Purchase Essentials
Your lawyer or agent helps with the final tasks: transferring utilities into your name, setting up direct debits for IBI (property tax) and community fees, changing locks, arranging home insurance, and if you plan to rent, applying for a tourist licence. For investment properties, consider a local property manager. Keep all purchase documents safe—you'll need them when you eventually sell.
Timeline
How Long Does It Take?
Property Search
1–8 weeks
Reservation
1–3 days
Due Diligence
1–2 weeks
Private Contract
Week 2–3
Mortgage Approval
3–6 weeks
Notary Completion
Week 6–10
This could be you in a few weeks
While the paperwork happens in the background, start planning your first sundowner on the terrace.
Key Documents Explained
Your lawyer handles all documentation, but it helps to understand what each document does.