Step by step
The order is the same everywhere in Spain. What differs by region are the taxes and a few rules, for example on holiday lets.
Set your budget
Add the buying costs to the asking price. They depend on the region and on whether the home is resale or new build.
NIE number and bank account
You cannot sign without an NIE number. Apply early; an appointment can take weeks.
Search and view
Plan your viewings in one trip. Look at the area at a different time of day too.
Offer and reservation
Once your offer is accepted, you often pay a small reservation fee so the home comes off the market.
Checks by your lawyer
Ownership, debts and mortgages, licences, IBI and the community of owners’ fees.
Purchase contract
The contrato de arras fixes the price and the completion date, and you usually pay 10%.
Deed at the notary
You pay the balance, sign the escritura and receive the keys.
Tax and registration
Transfer tax or VAT is paid and the deed is registered at the Registro de la Propiedad.
Transfer the accounts
Water, electricity, internet, IBI and the community of owners go into your name, ideally by direct debit.
How much comes on top of the price?
For a resale home you pay transfer tax (ITP); for a new build, VAT (IVA) and stamp duty (AJD). Add the notary, the land registry and your lawyer. Below you can see it worked out by region, with the rates that apply now.
Buying costs calculator
| Item | Rate | Amount |
|---|---|---|
| Transfer tax (ITP) | 7% | €28,000 |
| Notaryestimate | 0.2% | €800 |
| Land registryestimate | 0.1% | €400 |
| Lawyer, incl. 21% VATestimate | 1% | €4,840 |
| On top of the price | 8.5% | €34,040 |
| All in | €434,040 |
Examples on top of the price
| Purchase price | Costa del Sol, resale | Costa del Sol, new build | Costa Blanca, resale | Costa Blanca, new build |
|---|---|---|---|---|
| €250,000 | €21,275 8.5% | €31,775 12.7% | €26,275 10.5% | €32,275 12.9% |
| €400,000 | €34,040 8.5% | €50,840 12.7% | €42,040 10.5% | €51,640 12.9% |
| €750,000 | €63,825 8.5% | €95,325 12.7% | €78,825 10.5% | €96,825 12.9% |
| €1,500,000 | €127,650 8.5% | €190,650 12.7% | €187,650 12.5% | €193,650 12.9% |
Rates checked on 4 October 2026. Notary, land registry and lawyer are estimates. With a mortgage, add the valuation.
The purchase contract and the deposit
The usual purchase contract is the contrato de arras penitenciales. You pay a deposit, usually 10% of the price. If you pull out, you lose that deposit. If the seller pulls out, they pay you back double.
Always have your own lawyer check the contract before you sign and pay. For a new build still under construction, each payment should be covered by a bank guarantee or insurance.
Buying without travelling back and forth
With a notarised power of attorney (poder notarial), your lawyer can sign on your behalf, at the notary and at the bank. That way you only need to come for the viewings. You sign the power of attorney at a Spanish notary, or at a notary in your own country with an apostille.
This guide is general information, not legal or tax advice. Have your own situation checked by a lawyer or tax adviser.
Frequently asked questions
How long does it take to buy a property in Spain?
Usually two to three months from offer to keys. With a mortgage, or with a home whose paperwork is not in order, it can take longer.
Can I buy property in Spain as a foreigner?
Yes, whatever your nationality, and UK citizens can still buy after Brexit. You do need an NIE number. Owning a home in Spain does not by itself give you the right to live there.
Do I need a lawyer?
It is not compulsory, but it is strongly recommended. The notary checks the deed, not whether the home is free of debts or legally built. Your lawyer does that.
Do I have to be in Spain to sign?
No. With a notarised power of attorney someone else can sign for you. Many buyers only come over for the viewings.
What is a nota simple?
An extract from the Registro de la Propiedad showing the owner and any mortgages or charges on the home. Your lawyer requests it just before the contract and just before completion.