Buying a house or an apartment in Spain is simpler than you might think, as long as you know the steps and the local rules, which are not the same as at home. Secundo has been guiding buyers through their purchase in Spain for 18 years: here, step by step, is how a purchase works, what it costs and what you need to know about tax.
Buying property in Spain: the complete guide
The guide
Buying in Spain, made simple
In short
- EU and UK buyers alike can buy property freely in Spain, without having to live there.
- You need an NIE (Spanish tax number) and, in practice, a Spanish bank account.
- Purchase costs come to 9 to 14% of the price, depending on the region and the type of property.
- Allow one to three months for a resale, and 12 to 24 months for an off-plan new build.
- An independent lawyer checks the property before you sign: it is your best protection.
Step by step
The 8 steps of a purchase
Define your project and budget
Holiday home, buy-to-let investment or future retirement: your project determines the region, the type of property and the budget. Add the purchase costs to the price (roughly 9 to 14%, see below) and run the numbers with our simulator.
Get your NIE and open a bank account
The NIE (Número de Identidad de Extranjero) is your Spanish tax number: you need it to sign at the notary. You can apply for it at a Spanish consulate or in Spain, and it can also be obtained through a power of attorney. Everything is explained in our article DNI or NIE. A Spanish bank account is then used to pay for the property, the taxes and the bills.
View and choose the property
After a first shortlist drawn up remotely, a discovery stay of a few days lets you view the selected properties and get a feel for the neighbourhoods. New build or resale, apartment or villa: browse our apartments and our houses and villas for sale.
Reserve the property
A reservation contract, with a deposit of a few thousand euros, takes the property off the market while the checks are carried out. The deposit is deducted from the price.
Have a lawyer check the property
An independent lawyer checks the ownership and that no debts or mortgage are registered against the property at the Land Registry (nota simple), as well as the permits, community fees and any unpaid taxes. For a new build, they also check the building permit and the bank guarantee covering your stage payments. This is the step that avoids most pitfalls.
Sign the private contract
For a resale, the arras contract sets the price and the completion date, with a deposit of around 10%. For a new build, the sale contract sets out stage payments during construction, each one covered by a bank guarantee.
Sign the deed at the notary
The public deed (escritura) is signed at the notary, who checks the identity of the parties and the payment of the balance. You receive the keys the same day. If you cannot attend, a notarised power of attorney allows someone to sign on your behalf.
Register the property and move in
The deed is entered in the Land Registry, the purchase taxes are paid, and the water, electricity and internet contracts are transferred to your name. We stay by your side after the purchase, right through to monitoring and letting your property.
Budget
Purchase costs
In Spain, the purchase tax depends on the region and the type of property. For a resale, you pay ITP (transfer tax). For a new build bought from the developer, you pay 10% VAT (IVA) plus AJD (stamp duty on the deed).
| Region | Resale | New build |
|---|---|---|
| Costa Blanca (Valencian Community) | ITP 9% (11% above one million euros) | VAT 10% + AJD 1.5% |
| Costa Cálida (Region of Murcia) | ITP 8% | VAT 10% + AJD 1.5% |
| Costa del Sol and Costa Almería (Andalusia) | ITP 7% | VAT 10% + AJD 1.2% |
| Everywhere | Notary about 0.5%, Land Registry about 0.4%, lawyer about 1% | |
Example: for a €250,000 resale property on the Costa Blanca, allow about €22,500 in ITP (9% since 1 June 2026) and €4,750 for the notary, Land Registry and lawyer, around €27,250 in costs in total. These rates are indicative and may change: work out your exact budget with our cost simulator.
Financing
Financing your purchase
Your bank at home may be able to finance the purchase by lending against a property you already own there (in the UK, for example, by remortgaging): this is often the simplest and cheapest option.
A Spanish bank can also lend to a non-resident, usually for only part of the price: plan for a larger deposit, on top of the costs. We compare both options with you on our financing page.
Tax
Tax after the purchase
In Spain, owners pay the local property tax (IBI) and the refuse collection tax every year. As a non-resident, you also file Spanish non-resident income tax: on a notional amount based on the cadastral value if the property is not let, or on the rental income if it is. To let to holidaymakers you need a tourist licence, under the rules of the region and the municipality.
You will generally also need to declare the property and the Spanish bank account in your home country, under the rules of the country where you are tax resident. Spain has double tax treaties with the United Kingdom and with Belgium, so the same income is not taxed twice: your tax adviser will confirm your situation.
When you sell, the capital gain is taxed in Spain, and passing the property on to your children follows its own rules: see our article on inheritance in Spain.
Frequently asked questions
Your questions about buying
Can foreigners buy property freely in Spain?
Yes. EU citizens buy in Spain on the same terms as Spaniards, without any special authorisation and without having to live there, and British and other non-EU buyers can buy property too. All you need is an NIE and, in practice, a Spanish bank account. Since Brexit, British nationals can stay in Spain for up to 90 days in any 180-day period without a visa.
How much are the purchase costs in Spain?
Allow 9 to 14% of the price, depending on the region and the type of property: ITP of 7 to 9% for a resale, or 10% VAT plus 1.2 to 1.5% AJD for a new build, plus the notary, Land Registry and lawyer (about 2% together). The financing simulator gives the breakdown for your budget.
How long does buying property in Spain take?
For a resale, it usually takes one to three months between the reservation and the deed at the notary. For an off-plan new build, handover usually comes 12 to 24 months after signing.
Do you need a lawyer to buy in Spain?
It is not compulsory, but it is strongly recommended. The Spanish notary authenticates the deed without checking the property’s legal situation the way a solicitor or notary would at home: it is the lawyer who checks the Land Registry, the permits and any outstanding debts.
Can you buy in Spain without travelling there?
Yes, a notarised power of attorney allows someone to apply for your NIE, open the bank account and sign the deed on your behalf. We still recommend viewing the property and the area before buying, for example during a discovery stay.
What taxes are due every year on a holiday home?
The local property tax (IBI), the refuse collection tax and Spanish non-resident income tax, calculated on the cadastral value if the property is not let or on the rental income if it is. You also need to declare the property and the account in your home country.
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