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The 8 steps of buying a property in Spain in 2026
- Timing and NIE: you can buy without being resident, in about three months. You need an NIE or, since late 2021, a tax number (NIF) requested by the notary, which temporarily replaces it.
- Financing: Spanish banks lend about 60% of the property's value to non-residents. Plan for a 50% deposit: there is no automatic way out of the purchase if your mortgage is refused.
- Buying costs: 8% to 13% of the price in 2026. The standard transfer tax (ITP) on resale homes ranges from 4% to 10% depending on the region (7% in Andalusia, for example). New builds pay 10% VAT (IVA).
- Checks: the notary does not check everything. A lawyer checks the owner, debts, planning status, the Land Registry and the cadastre. Alveo Search includes this in its fees.
- Reservation and arras: the reservation deposit (señal) ranges from €1,000 to 1% of the price. With the arras contract, the deposit rises to 10%: a buyer who withdraws loses it, a seller who withdraws pays back double.
- Signing: the balance is paid when the deed of sale (escritura) is signed at the notary's office, the keys are handed over the same day and the ITP is generally paid within 30 working days.
Buying in Spain: what to know before you start
Buying an apartment or a house in Spain attracts many international buyers every year, whether for a holiday apartment, a house to settle in, or a property as a long-term investment. Before getting into the practical steps, it helps to understand one thing: buying property in Spain does not work exactly as it does in your home country. The administrative framework, the role of the notary, the role of the lawyer, financing and certain prior checks follow a different logic.
The good news is that the process remains very accessible if you are well prepared. In practice, you can buy in Spain as a non-resident, provided you plan ahead for a few formalities, in particular your identification number, your overall budget and your financing. The purchase can also move fairly quickly: it often takes around three months, depending on the town, your file and how quickly everyone involved responds.
Before you even visit properties, you need to define your project precisely. Do you want to buy an apartment in Spain as a second home, buy a house to live in for part of the year, or buy property in Spain to let or as a long-term investment? The answer changes a lot: the search area, the type of property, the budget, the extra costs, and even the points to check before signing. A seafront apartment in a shared building, for example, is not managed like a house with land in a quieter residential area. This distinction is worth making from the start, to avoid searches that are too broad or late trade-offs.
Also keep in mind that the advertised price is never the only figure to look at. When people ask how to buy an apartment or a house in Spain, the most common mistake is to reason only on the sale price. From the start, you need to include taxes, buying costs, any support fees, bank charges and the first expenses after signing. This point should stay central throughout your project.
Finally, it is better to approach your project with security in mind, not just the search. In Spain, the notary mainly steps in to formalise the deed, while the legal and planning checks carried out beforehand play a major part in a successful purchase. This is one of the big differences to understand before you start, especially if you are new to the Spanish property market.
Defining your property project in Spain
Before looking at listings or comparing properties, the first step is to clarify your project. Buying in Spain can serve very different goals: buying a second home in Spain, preparing a move in the medium term, buying an apartment that is easier to manage, or choosing a house for more space and privacy. At this stage, many buyers also save time by working with an English-speaking property agency in Spain, especially when they are new to the Spanish market and its particularities. Until this framework is set, you risk visiting properties that do not really match your use, your budget or how long you plan to keep the property.
This step is essential, because it shapes the rest of the process. The target area, the type of property, the level of finish you want, the option to let it, running costs and the costs to anticipate will not be the same depending on whether you want to buy a holiday apartment in Spain, a house to live in for part of the year, or property in Spain as a long-term investment.
So it helps to ask yourself a few simple questions from the start. Do you want a property ready to move into, or one that needs work? Are you aiming for the seafront, a town centre or a quieter residential area? Are you looking for an apartment in a building with shared services, or a house with more independence but also more upkeep? In Spain, this choice has very practical consequences for daily life, for the costs to plan and for the checks to carry out before signing.
Defining your project also means setting a realistic framework. Many buyers start with a fairly broad idea of their future property, then refine it as they get to know the market. That is normal. However, the earlier you rank your criteria, the more efficient your search will be. Ideally, separate what is essential, what is desirable and what is simply a nice extra. This method avoids constant hesitation and helps you choose when several opportunities come up.
A well-defined project makes it easier to shortlist properties, limits pointless visits and helps you build a consistent budget from the start. It is also the best way to approach the rest of the process with a clear view, whether you plan to buy a property in Spain to enjoy yourself or as part of a wider life project.
Once your project is defined, here are the eight main steps on the way to your investment in Spain:
Step 1: get your NIE (Número de Identidad de Extranjero) and prepare the paperwork
If you want to buy a property in Spain to live in, to let or to spend your holidays in, you must have an NIE (Número de Identidad de Extranjero, foreigner identity number) whether or not you are an EU citizen. If you are not an EU citizen (from the UK or the US, for example) and you are authorised to stay in Spain for more than six months, you will also be issued a TIE, Tarjeta de Identidad de Extranjero (foreigner identity card).
Why is the NIE compulsory?
These documents identify you to the Spanish authorities.
You will need them for any property transaction, to open a bank account, to connect electricity, water, gas and internet, to set up a company, to buy a car or even to receive a parcel…
- To learn everything about the NIE, read our article: How to get an NIE in Spain?
- To find out how to get a TIE, see the formalities in our practical guide How to get a TIE card in Spain (British and American residents)
Since 2021, you can buy without an NIE, on one condition…
COVID-19 changed the way the administration works and, since late 2021, an agreement between the General Council of Notaries (Consejo General del Notariado) and the Spanish tax agency allows notaries to request a tax number for you (the NIF, Número de Identificación Fiscal), without you having to apply at the tax office yourself. This tax number lets you do without the NIE temporarily. You can then complete your purchase without being held up by this formality. This makes things much easier when you buy from abroad. If you want more information on the subject, this article will interest you: Buying without an NIE is now possible!
Step 2: work out your overall budget and financing
One of the first points we clarify with the buyers who contact us is financing. It is a key subject, because it quickly determines whether the project is feasible. In practice, for a property purchase in Spain, Spanish banks generally lend to tax non-residents up to about 60% of the property's value, excluding buying costs. This means you need to plan for a large personal contribution from the start.
To be tax resident under Spanish law, one or more of the following must apply:
- You live in Spain for more than 183 days in a calendar year
- Your main centre of economic interests is in Spain
- Your spouse (not legally separated) and dependent minor children live in Spain
Overall, for a mortgage in Spain, plan for a personal contribution of 50% of the property price. We advise you to do your sums before you start, because there is no standard withdrawal clause if your mortgage is refused.
You can also get a mortgage in your home country, but be aware that the bank will very probably ask you for collateral (a pledge on your savings, your investments or another property) in exchange for the loan. If you have none, or you do not want to pledge your savings or your property, contact us: we may be able to find a tailored solution for you.
Finally, whether you arrange your mortgage in your home country or in Spain, each option has its pros and cons: interest rates, amount you can borrow, processing times, guarantees required and the overall cost of the loan.
We also recommend using a mortgage broker in Spain who specialises in international and non-resident buyers. This type of intermediary knows the criteria of Spanish banks, the options available for your situation and how residents and non-residents are treated differently. They can also help you strengthen your application and compare the terms offered by several lenders. Among the established players in this market is Alveo Finance, the Alveo group's mortgage broker, which specialises in supporting international buyers in Spain.
We also recommend using a mortgage broker in Spain who specialises in international and non-resident buyers. This type of intermediary knows the criteria of Spanish banks, the options available for your situation and how residents and non-residents are treated differently. They can also help you strengthen your application and compare the terms offered by several lenders.
Step 3: taxes and buying costs
In 2026, the costs of buying a property in Spain generally amount to between 8% and 13% of the property price. The amount varies mainly with three criteria: the type of property (new build or resale), the autonomous community (region) where it is located and whether you take out a mortgage. Differences between regions can be large, especially for ITP.
ITP, the property transfer tax, or VAT
If you buy a resale property, the main tax you pay is the Impuesto sobre Transmisiones Patrimoniales (ITP, the property transfer tax). The rate depends on the autonomous community where you buy and may change. The standard 2026 rates range from 4% to 10% depending on the region, including:
- 7% in Andalusia,
- 6% in Madrid,
- 10% in Catalonia up to €600,000, then 11% to 13% by bands
- 9% in the Valencian Community since 1 June 2026 (11% above €1,000,000).
For more information on ITP, see our practical guide ITP in Spain
If you buy a new apartment or house, you pay VAT (IVA), which is 10% of the property price.
Notary and registration fees
Notary fees in Spain are set by an official scale (Real Decreto 1426/1989). They depend mainly on the property's price, plus the length of the deed and the number of copies. Note that in Spain the notary's role is limited: the notary certifies that the deeds comply with the law. The fees are therefore modest too.
The ranges most often quoted go from about €600 to over €1,200 depending on the property's value.
You also need to add registration with the Land Registry. These fees cover the official recording of the transaction and give you legal protection as the owner. The amounts usually range between €400 and over €1,000, depending on the property's price.
Advisory fees (lawyer and/or buyer's agent)
Many buyers choose to be supported by a lawyer or an English-speaking property agency in Spain. This is particularly useful for a foreign or non-resident buyer who wants to secure the planning checks, the administrative status of the property, any charges and all the documents needed for the transaction.
IBI (Impuesto sobre Bienes Inmuebles), the local property tax
IBI (Impuesto sobre Bienes Inmuebles) is Spain's local property tax. Owners pay it every year to the town hall of the municipality where the property is located.
When you want to buy an apartment or a house in Spain, the IBI receipt is particularly important for several reasons.
- It shows the property's cadastral reference (referencia catastral), which can give you information about the property you are buying.
- It also shows the property's cadastral value (valor catastral). You will often need this reference value to file your taxes.
When buying property in Spain, your lawyer should also check that the seller has paid all IBI bills in recent years. This check is essential, because it makes sure the property is not burdened with tax debts that could affect the transaction.
IBI is paid by whoever owns the property on 1 January of the current year. For more information on IBI, read our article: Who pays IBI?
Step 4: shortlist the right properties in Spain
Your project is taking shape and you are now entering the search phase for your future property in Spain. When you want to buy an apartment or a house in Spain, this step can quickly become time-consuming and sometimes confusing. Most buyers start searching on Spanish property portals such as Idealista, Habitaclia, Pisos.com, Kyero.com, Green-acres.com etc.
These platforms give you a first view of the Spanish property market, prices and the areas worth focusing on.
But difficulties soon appear: photos that are not always representative, incomplete listings, the language barrier, a lack of reliable information on the real condition of the property, uncertainty about the exact location or doubts about the legal status of the home. From a distance, it becomes hard to assess an opportunity objectively.
Many buyers then plan several trips between their home country and Spain. Yet without preparation, these trips often lead to pointless visits, disappointing properties or opportunities that have already sold.
That is why we generally advise working with an English-speaking buyer's agent in Spain. This support saves considerable time and makes your purchase in Spain safer. Our English-speaking advisers support buyers throughout the buying process. They can carry out video pre-visits of shortlisted properties, so that only the really interesting opportunities are kept before you travel. During these visits, several key points are checked: general condition of the property, quality of the building, insulation, any work needed, the immediate surroundings, community fees or the level of IBI (local property tax). This analysis avoids many unpleasant surprises after the purchase.
Finally, good knowledge of the local market remains a major advantage when assessing the real price of a property. In some high-demand areas, the gap between asking price and market value can be large. Local support also lets you approach negotiations with a more objective view of the market.
Step 5: legal checks before buying in Spain
In Spain, the notary's role is very different from what you may know from your home country. The Spanish notary mainly ensures that the deed of sale complies with the law, but does not carry out all the legal checks on the property beforehand.
That is why using a specialist property lawyer in Spain is strongly recommended when you want to buy an apartment or a house in Spain. Their role is to make the transaction legally secure before the final signing.
The lawyer checks, among other things:
- who the owners are;
- that there are no debts or charges on the property;
- planning compliance;
- the property's status in the Land Registry;
- that the declared areas match reality;
- and that the property matches the cadastre (Catastro).
These checks are essential when buying property in Spain, because they help you avoid complex situations discovered too late, after signing.
To offer our clients full support, we always include a lawyer's work in our fees. The lawyer gives you a detailed legal opinion so that you can decide calmly whether or not to go ahead with the purchase.
You can also read our article on the role of the lawyer in Spain.
At this stage, the cadastre also plays an important role. Spain's cadastre office (Catastro) identifies the boundaries, location and certain administrative characteristics of the property precisely.
Even if the differences are often minor, it is essential to check that the property is described consistently in:
- the title deed;
- the Land Registry;
- and the cadastre.
This consistency between documents is an important checkpoint before you complete a purchase in Spain.
Step 6: reserving the property (the señal)
In Spain, for your offer to be taken into account, in most autonomous communities you are expected to pay the agency or the owner a sum that can range from €1,000 to 1% of the price you offer.
This deposit, called a Reserva or Señal, comes with the signing of a pre-contract (contrato de reserva, or reservation contract) setting out the main details and features of the property. For more on the reservation contract, see our article on the difference between a reservation contract and an arras contract.
The owner then has between 2 and 5 days to accept or refuse the offer. In theory, viewings should stop. Unfortunately, in practice, many owners or agencies carry on to try to get a better offer.
If your offer is not accepted, the agency must refund the full reservation amount.
If it is accepted, however, the amount paid is deducted from the sale price. It is usually topped up to 10% of the property's value when the private purchase contract (arras) is signed, which is the seventh step of the buying process.
Step 7: signing the private purchase contract (las arras)
The private purchase contract is a private contract between the buyer and the seller. Called Arras in Spanish, it is not signed before a notary, but the notary will ask for it on the day of the sale to check the conditions agreed between the parties.
The arras contract includes a lot of essential information:
- The identity of the seller and the buyers
- The address of the property
- The sale price of the property
- The deadline for signing at the notary's office
- The notary's address where the sale will be signed (optional)
- Any debts still outstanding
- The means of payment
- The split of the fees charged by the notary
- The penalties if either party withdraws
- etc.
In most cases, the deposit paid by the buyer at the señal (reservation) stage is topped up to 10% of the property price.
Most of these contracts are signed between two private individuals and are called arras penitenciales (a deposit that lets either party withdraw at a known cost). They are governed by article 1454 of the Spanish Civil Code.
If the buyer withdraws, they lose the amount paid. If the seller withdraws, they must pay back double the amount paid by the buyer.
All about the arras contract
Step 8: signing the escritura at the notary's office and getting the keys
The big day has arrived! You complete the transaction by signing the Escritura (escritura pública, the public deed of sale). This is when you pay the outstanding balance.
Some notaries agree to receive the transfer for the price into their account and then issue bank cheques to the sellers.
Others refuse to receive a transfer from abroad, as part of anti-money laundering rules. In that case, you will need to bring one or more bank cheques issued by your Spanish bank. To do this, you must have taken care to open a bank account in Spain beforehand.
All about the notary's role in Spain
Good to know: ask your Spanish bank adviser in advance how much they charge to issue a bank cheque. You may be surprised! Some banks advertise attractive offers, waiving certain fees such as the account opening fee. They more than make up for it when issuing the cheque, sometimes charging several hundred euros.
The keys are always handed over on the day the public deed is signed. The notary certifies the payment, and the new deed is then registered with the Registro de la Propiedad (Land Registry) by the notary's office or a partner firm.
The taxes due on the purchase, in particular ITP (the property transfer tax), must be paid within 30 working days of the signing date.
We help you buy your apartment in Spain
Now that you know each step of buying an apartment or a house in Spain, go for it! We support you throughout your property purchase in Spain.
Contact us if you have any questions.
Thomas Rouer is the founder of Alveo Search and the CEO of the Alveo group. Based in Spain for almost ten years, he develops property services designed for the specific needs of foreign buyers.
His expertise covers every aspect of buying property in Spain: understanding the market, searching for and selecting properties, negotiation, financing, paperwork, tax and securing the purchase process.
