Buying a house in Spain: the complete guide for international buyers
Buying a house in Spain is a dream for many international buyers — and increasingly also an excellent investment. But how do you go about it? What costs are involved? How do taxes, mortgages and the legal process work? In this complete guide, we walk you through every step of safely and confidently buying a house in Spain.
Why buy a house in Spain?
Spain has been a favourite holiday destination for decades. But in recent years it has also grown into a serious destination for those who want to live there permanently or invest. Key reasons:
- Climate: 300+ days of sunshine per year on the coast.
- Lifestyle: Mediterranean cuisine, relaxed pace of life, clean air.
- Affordability: comparable properties often cost 30-50% less in Spain than in the Netherlands or Belgium.
- Community: strong international community in places like Moraira, Jávea and Torrevieja.
- Accessibility: airports in Alicante, Murcia and Almeria within a few hours' flight.
Step 1: Determine your budget and goal
Before buying a house in Spain, ask yourself a few questions:
- Is it a holiday home, permanent residence or investment?
- What is your total budget including additional costs?
- Will you finance with a Spanish mortgage or pay in cash?
- How many weeks per year do you expect to use it?
Important: always budget an additional 12-15% on top of the purchase price for taxes, notary, lawyer and agent fees.
Step 2: Apply for an NIE number
The NIE (Número de Identificación de Extranjero) is a personal identification number mandatory for every foreign buyer. You need it for:
- Signing the purchase contract.
- Opening a bank account.
- Registering utilities.
- Filing taxes in Spain.
You can apply for an NIE through:
- The Spanish consulate in your country.
- A National Police station in Spain.
- An authorised representative with power of attorney.
Average processing time: 2-6 weeks.
Step 3: Open a Spanish bank account
A Spanish bank account is practically essential for:
- Paying the deposit and purchase costs.
- Mortgage payments (if applicable).
- Paying utilities (water, electricity, internet).
- Taxes and municipal levies.
Popular banks for expats: Sabadell, BBVA, Santander and CaixaBank. Many banks have English-speaking advisors in tourist regions.
Step 4: Find your dream property
The fun part. But beware:
What to do:
- Visit the region in different seasons (not just summer holidays).
- Work with a trustworthy, experienced agent.
- Inspect at least 5-10 properties before deciding.
- Always ask for the title deed (escritura) and land registry information.
What to avoid:
- Buying based on photos alone.
- Offers that seem "too good to be true".
- Private sales without legal guidance.
Step 5: Sign the reservation contract
Once you find a property, you sign a contrato de reserva (reservation contract). This locks in the property for 30-60 days against a deposit of €3,000 – €6,000. During this period, your lawyer conducts legal research.
Step 6: Hire a Spanish lawyer
An independent Spanish lawyer (not the agent!) is essential. They will check:
- Whether the seller is the actual owner.
- Whether there are no debts or liens on the property.
- Whether all building permits are in order.
- Whether municipal taxes are paid.
- Whether the property complies with all legal requirements.
Lawyer fees: typically 1% of the purchase price, with a minimum of €1,500 – €2,000.
Step 7: Sign the private purchase contract
The contrato privado de compraventa is the official purchase contract. It includes:
- Purchase price and payment schedule.
- Description of the property and inventory.
- Any suspensive conditions (e.g. mortgage).
- Closing date at the notary.
Upon signing, you typically pay 10% of the purchase price as a deposit.
Step 8: Deed of transfer at the notary
The escritura pública is the final ownership transfer at a Spanish notary. During this appointment:
- The remaining purchase price is paid (usually by bank cheque).
- You receive the keys and title deed.
- The transfer becomes official.
Immediately after, your lawyer registers the ownership in the land registry (Registro de la Propiedad) — usually within 1-2 months.
Additional costs when buying a house in Spain
Budget an additional 12-15% on top of the purchase price:
| Cost item | Resale property | New build |
|---|---|---|
| Transfer tax (ITP) | 6-10% | n/a |
| VAT (IVA) | n/a | 10% |
| Stamp duty (AJD) | n/a | 1-1.5% |
| Notary | 0.5-1% | 0.5-1% |
| Lawyer | 1% | 1% |
| Land registry | 0.1-0.4% | 0.1-0.4% |
| Agent (usually seller) | 0% | 0% |
Financing: mortgage in Spain
Spanish banks offer mortgages to foreign buyers, but with stricter conditions:
- Maximum: 60-70% of the value for non-residents.
- Term: maximum 20-25 years.
- Interest: comparable to the Netherlands/Belgium (3-4.5% in 2026).
- Requirements: stable income, low debt, NIE number.
Work with a mortgage advisor experienced with international clients.
Frequently asked questions about buying a house in Spain
How long does the entire process take? On average 2-4 months from first viewing to handover of keys.
Do I need to speak Spanish? Not necessarily. In tourist regions many agents, lawyers and notaries speak English.
Do I automatically get residency in Spain? No, property ownership does not grant residency. A separate application is required.
Can I rent out my property? Yes, but first apply for a tourist rental licence (licencia turística) from regional authorities.
Conclusion: buying a house in Spain is achievable
With the right preparation, buying a house in Spain is surprisingly easy and safe. The key is to work with reliable partners: an experienced agent, an independent Spanish lawyer and a good notary.
At CasaOthers, we help you from the first orientation visit to the handover of keys. Browse our listings and take the first step today towards your place in the sun.
