The steps
- Get an NIE (how) and a Spanish bank account.
- Choose an independent lawyer who works for you, not for the seller or agent.
- Reservation: a small deposit takes the property off the market while checks are done.
- Arras contract: usually 10% of the price. If you pull out, you lose it; if the seller pulls out, they repay double.
- Completion at the notary: the deed (escritura) is signed and the balance paid.
- Registration at the Land Registry, and taxes paid.
Checks before you commit
- Nota simple from the Land Registry: owner, size, mortgages and charges.
- Planning status: is the building legal and are extensions registered? Illegal builds on rural land are a known problem in some areas.
- Community of owners: unpaid fees pass to the property.
- IBI (property tax) receipts up to date.
- Energy certificate.
- Flood risk: in the Valencia region and other areas, check official flood maps.
- Tourist licence: if you plan to rent to holidaymakers, check whether licences are still allowed. Many cities and regions have frozen or limited them.
Taxes and costs
- Resale homes: transfer tax (ITP) set by each region, typically between 6% and 11% of the price.
- New-build homes: 10% VAT (IGIC in the Canaries) plus stamp duty (AJD), usually 0.5% to 1.5%.
- Notary, registry, lawyer and gestor fees.
- Budget roughly 10% to 14% on top of the price in total.
After buying
You will pay IBI and community fees, and non-residents file an annual non-resident income tax return on the property even if it is not rented.
Proposed tax on non-EU buyers
In January 2025 the government announced a tax of up to 100% on purchases by non-EU buyers who do not live in Spain. As of early 2026 it had not been debated in parliament. Check the current position before buying.
