What this guide helps you understand
how the buying process works
which documents and checks matter
which extra costs may apply
what happens before and after completion
STEP BY STEP
How a property purchase in Spain works
Set your budget
An extra 10–15 percent is only a preliminary budget example, not a cost ceiling. Prepare a property-specific calculation of taxes, fees and financing.
Always check the current tax rates for the specific region before signing.
Hire an independent lawyer
We recommend an independent Spanish lawyer experienced in the relevant type of purchase. The notary performs an impartial legal role and informs both parties, rather than acting as your representative. Your own lawyer represents your interests within the agreed scope.
Request a quote specifying the scope, fee and any VAT.
Get an NIE number
NIE is a Spanish identification number for foreigners, used in matters including taxation and property. As a foreign buyer, you normally need it for the tax and authority procedures involved in a purchase. It is not a residence permit or proof of residence.
Processing and appointment waiting times vary between application routes and cases. Ask the receiving office for current information and allow a margin; there is no general delivery time.
Plan the payment
Agree an acceptable, documented payment method with the bank, seller and notary well in advance. A bank cheque is one option, not a universal requirement. Check whether your particular arrangements require a Spanish bank account.
Check exchange rates and bank fees before moving funds.
Due diligence
A nota simple shows the registered owner, rights and registered charges at the time of issue. It is informational, not proof that all debts or problems are absent. Commission the relevant legal, municipal and technical checks for the particular property too.
Never skip due diligence, even when the deal looks straightforward.
Reservation agreement
The reservation agreement should specify the amount, period and any exclusivity. Taking the property off the market must be agreed; it does not automatically follow from a payment.
Do not pay before refund conditions, deductions and deadlines have been reviewed.
Purchase contract — Contrato de Arras
The type of arras and the contract terms determine the consequences of withdrawing. Where arras penitenciales are agreed, the buyer forfeits the deposit or the seller repays double on withdrawal. Other types may have different consequences. The amount must be agreed; 10 percent is not a general legal rule.
Have your lawyer review the contract before signing.
Completion at the notary
The Escritura Pública is signed before the notary. Final payment and handover of keys follow the agreed arrangements, using a payment method confirmed in advance.
Bring your passport, NIE and agreed payment documentation. Arrange an interpreter if needed.
Registration and taxes
Agree who will handle tax and land registration. Taxes and supporting documents depend in part on the type of transfer and region; the purchase price is not always the tax base.
Follow up until registration is complete. Further documentation and the registrar's assessment may affect timing.
Important documents and checks
Buyer documents
- Passport or national ID
- NIE number
- Bank and payment documents where needed
Property documents
- Nota Simple from the property registry
- Ownership, debts and charges
- Building permits, registration and possible restrictions
Fees and ongoing costs
- Community fees and possible debts
- IBI, basura and other local charges
- Energy certificate and practical details before completion
Requirements can differ between properties, regions and municipalities. Always let a qualified lawyer review the specific property before signing.
Costs beyond the purchase price
An extra 10–15 percent is only a preliminary budget example, not a cost ceiling. Prepare a property-specific calculation of taxes, fees and financing.
| Transfer tax (ITP), resale property | Varies by region |
| VAT (IVA), new build | Normally 10% in the IVA territory; check exceptions |
| Stamp duty (AJD), new build | Check regional rate and reductions |
| Notary fees | Request a cost estimate |
| Land registry | Request a cost estimate |
| Lawyer / legal adviser | Request a quote, including any VAT |
| TOTAL to budget for | 10–15% is a budget example, not a ceiling |
Good to know
This guide is general information, not legal advice. We recommend an independent Spanish lawyer and, where needed, a tax expert for your purchase. Costs vary between regions and situations. Always check with a lawyer or adviser.
Common questions about buying property in Spain
Do I need an NIE before buying?
An NIE is normally needed for a property purchase and several official steps. Start early, as timing and requirements can vary.
Can I buy without being resident?
Yes. You can buy property in Spain without being tax-resident, but you still need to handle taxes, documents and practical steps as a non-resident owner.
Do I need legal help?
We recommend an independent Spanish lawyer experienced in the relevant type of purchase. The notary performs an impartial legal role and informs both parties, rather than acting as your representative. Your own lawyer represents your interests within the agreed scope.
What is an arras contract?
The type of arras and the contract terms determine the consequences of withdrawing. Where arras penitenciales are agreed, the buyer forfeits the deposit or the seller repays double on withdrawal. Other types may have different consequences. The amount must be agreed; 10 percent is not a general legal rule.
What happens after completion?
Ownership must be registered, taxes and fees handled, and practical utilities or administrative matters put in place.
PRACTICAL HELP
Help before, during and after the purchase
SolPiso helps you find the right information and next step. You can get help with NIE, digital authority matters and practical administration related to owning property in Spain.
NEXT STEP
Need help along the way?
Do you have questions about the next step or need practical help with your property purchase in Spain? Contact us and we will help you move forward.