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Buying a имоти в Испания can seem complicated at first. Many international buyers ask the same question: how can I buy a property in Spain safely and without any surprises?
Having lived on the Costa del Sol for many years and helped clients purchase homes here, I can confirm that the process is actually very straightforward.
Yes, I have seen properties with illegal pools, additional rooms and even extra structures that have been added illegally. This is a huge problem when it comes to financing or selling your property later on.
However, if you follow the correct steps and work with experienced professionals, the process becomes straightforward and secure.
Please note that the procedures, taxes and examples given here generally apply to the Costa del Sol area, which is part of the autonomous community of Andalusia.
In this guide, I will walk you through the key stages of buying a property in Spain, from the initial paperwork to the final signing at the notary’s office.
Step 1: Get Your NIE and Open a Spanish Bank Account
The first thing you need when buying property in Spain is an NIE (Número de Identidad de Extranjero, or Foreigner Identification Number). This is your foreigner identification number, which is required for almost every financial transaction in Spain.
We strongly advise you to start the process of obtaining an NIE number in the Spanish region where you plan to buy a property. This will save you time and reduce stress.
You can apply for an NIE at a Spanish police station or consulate, either in Spain or in your home country. The process involves filling out form EX-15, paying the government fee and providing proof of your reason for requesting one, such as buying property or applying for a mortgage.
You will also need a Испанска банкова сметка. This is where you will transfer the funds for the property purchase, as well as later paying taxes, utilities and community fees.
In practice, most buyers prefer to receive assistance with this process. At Costa Prime Realty, our trusted legal partners assist clients with both the NIE application and setting up a bank account.
We work closely with experienced specialists such as
Having professionals guide you through these steps saves time and prevents administrative errors.
Step 2: Mortgage Pre-Approval and Financial Planning
It is wise to obtain mortgage pre-approval before making an offer.
Spanish banks typically offer the following:
- Up to 90% financing for residents
- Around 60–70% for non-residents
Banks will ask for the following documents:
- Proof of income
- Tax returns
- Банкови извлечения
- NIE number
You will also need to compare mortgage types, which are usually either fixed or variable and linked to Euribor.
One practical tip I always give buyers is to secure financing early. This enables you to act swiftly when you find the right property, which is crucial in popular markets such as the Costa del Sol.
WeCare Mortgages for example, offers a special service called the ‘Mortgage Quick Scan‘, which provides information on mortgage conditions such as interest rates, costs and monthly payments several months in advance.
If you use the ‘Mortgage Quick Scan‘ service without applying for a mortgage, you’ll have to pay €100.
Step 3: Property Reservation and Making an Offer
Once you have found a property you like, the first step is usually to sign a reservation agreement.
In Spain, offers are only considered serious if they are financially backed. Typically, buyers pay a reservation of around 1–3% of the purchase price.
For resale properties, this reservation is often €3,000–€10,000, after which the property is taken off the market while legal checks are carried out.
For new developments, negotiation is usually limited. The reservation fee is usually a fixed sum paid directly to the developer or promoter, typically ranging from €6,000 to €11,000.
This reserves the property while your lawyer begins due diligence.
Step 4: Legal Checks and Property Due Diligence
This is why it is extremely important to have a good property lawyer.
Before you proceed further, your lawyer will perform several legal checks. One of these is requesting the Nota Simple from the Land Registry.
The Nota Simple confirms:
- Who legally owns the property
- Whether there are any debts or mortgages attached.
- Any legal restrictions or charges.
Another important step is to check the cadastral record (catastro). This verifies the property’s official boundaries, size and cadastral value, the latter of which is used for local property taxes.
Your lawyer will also confirm that:
- Property taxes are paid
- Community fees are up to date.
- The property complies with planning regulations.
These checks protect buyers from any unpleasant surprises later on.
Step 5: Signing the Private Purchase Contract (Contrato de Arras)
Once the legal checks have been completed, both parties sign the Private Purchase Contract, also known as the Contrato de Arras.
At this stage, the buyer usually pays a deposit equivalent to around 10% of the purchase price for resale properties.
For new developments, however, payments can be structured differently and may reach 20–30% during the construction phase.
This contract sets out the price, timeline and conditions of the purchase. If the buyer withdraws, they normally lose the deposit. If the seller withdraws, they must return double the deposit.
Step 6: Mortgage Valuation and Final Preparations
If you are buying a property with a mortgage, the bank will instruct an accredited appraisal company to carry out a property valuation (tasación).
The valuation typically costs between €300 and €600, and determines the maximum mortgage amount that the bank can offer you.
You will also need to arrange home insurance, which is usually required by banks before completion.
At this stage, the notary appointment will be scheduled and the final documents prepared.
Step 7: Final Signing at the Notary (Escritura)
The final step is to sign the Escritura de Compraventa, the official property deed, at a Spanish notary office.
During this meeting:
- The remaining balance is paid (usually by bank cheque);
- The buyer and seller sign the deed;
- The notary verifies the legality of the transaction.
Once signed, you will receive a Copia Simple, which confirms the purchase.
Step 8: Paying Taxes and Registering the Property
Once the contract has been signed, the property taxes must be paid within 30 days.
The amount of tax payable depends on the type of property.
- Resale property: Property Transfer Tax (ITP): around 7%
- New build: 10% VAT (IVA) plus ~1.2% AJD stamp duty
Once the taxes have been paid, the deed will be registered with the Land Registry (Registro de la Propiedad), which will officially make you the legal owner.
We have a complete article on how much you will pay in property taxes, why you will pay them and when, on the Costa del Sol here.
Step 9: Utilities, Local Taxes, and After-Purchase Setup
Once the purchase is complete, there are a few practical steps to take.
You will need to transfer utilities such as electricity, water and internet to your name.
If the property is in an apartment or residential complex, you will also need to register with the Етажна собственост.
Local taxes such as the property tax (IBI) and waste collection fees must also be set up.
If you are a non-resident, you may need to file an annual non-resident property tax return (Modelo 210).
This administrative task is often overlooked, but is essential for establishing proper ownership.
Why Working With the Right Professionals Matters
Although buying property in Spain is a well-regulated process, it involves several legal and financial steps.
This is why it is so important to work with experienced professionals.
At Costa Prime Realty, we guide clients through every step of the purchase process:
- Property search
- Mortgage assistance
- Legal due diligence
- Notary coordination
- Tax guidance
- After-purchase support
We work with trusted specialists, such as experienced mortgage brokers and property lawyers, who focus specifically on residential real estate transactions.
This ensures that every step of the process is transparent and secure.
Заключение
So, how do you go about buying a property in Spain? The process begins by obtaining your NIE and opening a Spanish bank account. Next, you arrange financing, reserve the property, complete legal checks, sign the purchase contract and finalise the transaction at the notary’s office.
Although this may seem like a lot of steps, it becomes simple when handled by experienced professionals.
Ако обмисляте buying a property on the Costa del Sol, the team at Costa Prime Realty will be happy to guide you through every step of the process, from the first viewing to the final signing and beyond.
You can check the available listings in the areas we cover here:
I hope you’re having a smooth journey so far! Please get in touch if you have any questions or suggestions, or if you’re interested in working with us.
Best wishes from Benalmádena,
Izidor
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