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Buying a house in Spain

Posted by Marc Blanco on October 1, 2025
Buying Properties, Real Estate
0 Comments
  • house buying contract
  • house keys
  • buying a spanish house

Buying a house in Spain often comes with a reputation for being complicated, but in reality, the entire journey can be straightforward as long as you know the steps and prepare properly. Here’s a clear breakdown of the usual procedure:

1. Research and Budget

  • Decide where you want to buy (city, coast, countryside).
  • Check average property prices in that area.
  • Consider taxes and fees: usually 10–15% on top of the purchase price (transfer
    tax, notary, registry, legal fees).
  • If you need a mortgage, confirm how much Spanish banks will lend (often 60–70%
    for non-residents).

2. Hire Professionals

  • Real estate agent (optional, but helps with finding properties).
  • Independent lawyer (highly recommended, ensures the property is legal, free of debts, and correctly registered).
  • Translator if you don’t speak Spanish.

3. Get an NIE (Número de Identidad de Extranjero)

  • This is your foreigner’s ID number in Spain.
  • Mandatory for buying property, opening a bank account, and paying taxes.
  • You can apply at a Spanish police station or at a Spanish consulate in your country.

4. Open a Spanish Bank Account

  • Needed for payments, mortgage, and utility bills.

5. Property Checks (Due Diligence)
Your lawyer should confirm:

  • The property is correctly registered in the Land Registry (Registro de la Propiedad).
  • There are no debts, mortgages, or unpaid taxes attached.
  • All building permits and licenses are valid (important for rural or new builds).
  • The seller is the legal owner.

6. Preliminary Contract (Contrato de Arras)

  • A private agreement between buyer and seller.
  • Typically, you pay a deposit of 10% of the purchase price.
  • If you back out, you lose the deposit. If the seller backs out, they must return double the deposit.

7. Sign the Title Deed (Escritura de Compraventa)

  • Signed before a Spanish Notary.
  • The final payment is made.
  • You become the legal owner once the deed is registered.

8. Pay Taxes and Fees

  • Property Transfer Tax (ITP): 6–10% depending on region (for resale homes).
  • VAT (IVA, 10%) + Stamp Duty (AJD, 1–2%) if buying new property.
  • Notary and Land Registry fees: usually €1,000–€2,500.
  • Lawyer fees: about 1% of purchase price.

9. Register Ownership

  • Your lawyer/notary registers the deed at the Land Registry.
  • Then, set up utilities and local property tax (IBI) in your name.

This 9-step guide gives you a solid foundation for your Spanish property journey. However, when it comes time to take the next step or if you simply encounter any unexpected hurdles, remember that Rusticom is here to provide the support you need.

  • house buying contract
  • house keys
  • buying a spanish house

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