Buying a House in Spain
Complete Independent Guide
Everything you need to know about the buying process, costs, taxes, and best regions. No sales talk, just facts and advice.
For Whom?
For anyone considering a second home or relocating to the Spanish sun.
What You'll Learn
The complete legal and practical roadmap from A to Z.
Why Spainora?
We are independent and stand on YOUR side, not the seller's.
Why buy a property in Spain?
Spain remains the undisputed favorite for Northern Europeans looking for quality of life. The climate, culture, and relatively low cost of living make it a magnet for those who enjoy life.
- Lifestyle: 320 days of sunshine a year, outdoor living, and healthy Mediterranean food.
- Costs: Real estate is still significantly cheaper in many regions compared to the UK or Northern Europe, as is dining out.
- Accessibility: Numerous daily flights to Alicante, Valencia, and Málaga from major European airports.
Whether you are looking for a quiet villa inland, an apartment on a golf course, or a penthouse with sea views: Spain offers something for everyone. But be warned: the market works very differently here than back home.
Steps to buying a house in Spain
From initial research to key handover: follow these 5 steps for a worry-free purchase.
Orientation & Region Choice
Don't start with viewing houses, start with the region. Costa Blanca is the most popular coast, Costa de Almería unspoiled and affordable, Costa Cálida authentic Spanish, Costa del Sol luxurious and international. Visit regions in different seasons.
Budget & Financing
Determine your maximum budget including purchasing costs (approx. 13-14%). Need financing? Arrange a pre-qualification with a Spanish bank or mortgage broker first. Non-residents can typically borrow up to 60-70% of the valuation.
Viewings
Plan efficient days. Visit a maximum of 4-5 properties per day. Pay attention to the surroundings, noise levels, sun orientation, and maintenance state. Take photos and notes of each property.
Reservation & Lawyer
Found your dream home? Sign a reservation contract and make a small deposit (often €3,000 - €6,000) to take the property off the market. Crucial: Immediately appoint an independent lawyer to check the property legally BEFORE signing the purchase contract (Arras) and paying the 10%.
Notary & Transfer
The final transfer takes place at the notary (Escritura). You pay the remaining balance and receive the keys. Congratulations on your new property in Spain!
Costs and Taxes
Account for approximately 12% to 15% in costs on top of the purchase price.
At Purchase
- Transfer Tax (ITP)Varies by region6-10%
- VAT (IVA) for new builds10%
- Stamp Duty (AJD) new buildsDepends on region0.5-1.5%
- Notary & Registry€1,500-€2,000
- Legal fees1% + VAT
Annual Costs
- Property Tax (IBI)0.3-0.5%
- Rubbish Collection (Basura)~€120/year
- Community Fees€50-€150/month
- Non-resident taxFiscal
Note: ITP or IVA, never both
For new builds you pay VAT (IVA) plus Stamp Duty (AJD). For resale properties you pay Transfer Tax (ITP). You never pay both together.
New Build or Resale Property?
Both options have their pros and cons. Make the right choice for your situation.
New Build
- Modern finishes and energy efficient (A/C, insulation)
- 10-year developer warranty
- Communal facilities (pool, gardens)
- Often favorable payment plans during construction
Tax: 10% VAT (IVA) + 1.5% AJD
Resale Property
- Immediately available, no waiting time
- Often more room for price negotiation
- Larger plots and more privacy possible
- Character and established gardens
Tax: 10% ITP (Transfer Tax)
Best regions to buy a house
Each region has its own character, climate, and price level. Discover which coast suits you.
Costa Blanca
The most popular coast for Northern Europeans. From affordable apartments in the south to luxury villas in the north.
Costa de Almería
Unspoiled and authentic Spain with spectacular desert landscapes and crystal-clear waters. Still relatively undiscovered.
Costa Cálida
Authentic Spanish with the Mar Menor inland sea. Quieter, warmer, and very affordable.
Costa del Sol
Glitz and glamour around Marbella. Many golf courses, international atmosphere, and excellent infrastructure.
Common Mistakes When Buying
Not hiring an independent lawyer
Don't rely solely on the seller's estate agent.
Signing reservation too quickly
Have legal checks done first.
Forgetting non-resident costs
Account for annual tax obligations.
Buying illegal urbanisation
Always check the Cedula de Habitabilidad.
Underestimating additional costs
Account for at least 12-14% on top of purchase price.
Buy in Spain with the Right Guidance
Spainora helps you at every step. From region advice to introductions to trusted independent lawyers and specialists.