The complete 2026 buying guide
Buy in Spain with every detail checked
A practical legal and financial roadmap for cash buyers, mortgage buyers, Spanish residents and international purchasers on the Costa del Sol.
Important: This page is general guidance, not legal, tax, mortgage or investment advice. Spanish and Andalucía rules and rates can change. Ask an independent Spanish property lawyer to confirm every figure and document for your purchase before this information is relied upon or published as definitive.
The purchase journey
Eight steps from planning to registered title
The order matters. Secure independent advice before money changes hands, then make each commitment conditional on the checks that protect you.
- 01
Set your legal and financial position
Confirm whether you will buy personally or through a company, as a resident or non-resident, and with cash or lending. Obtain an NIE early and establish the source-of-funds evidence your bank, lawyer and notary will require.
- 02
Arrange funds or mortgage approval
Cash buyers should plan the transfer route and currency timing. Mortgage buyers should obtain an agreement in principle before offering and leave room for the bank valuation and mandatory pre-contract review period.
- 03
Select the property and check the price
Compare completed transactions, community costs and condition—not only asking prices. For a new build, review the developer, planning permission, completion timetable and payment guarantees before paying anything.
- 04
Make a protected reservation
A reservation commonly removes the property from the market for a short period. Make it expressly subject to your lawyer's due diligence and, where needed, mortgage approval. Never transfer funds to an unverified recipient.
- 05
Complete independent due diligence
Your own lawyer should verify title, charges, planning status, licences, cadastral data, community debts, local taxes, utilities and any occupation or tenancy. The seller, developer and agent should not appoint your lawyer for you.
- 06
Sign the private purchase contract
The contrato de arras normally records the agreed price, completion date, inclusions, legal conditions and deposit—often 10%. Its consequences depend on the wording, so obtain written legal advice before signing.
- 07
Complete before the notary
At completion, the notary authorises the public deed, the balance is paid, keys are handed over and any mortgage is signed. You may attend personally or grant a properly drafted power of attorney.
- 08
Register, pay and transfer services
After completion, your representative files the taxes, registers title, transfers utilities and community records, and confirms ongoing obligations such as IBI, waste charges and annual non-resident tax where applicable.
Choose your route
Three ways into ownership
Your status and funding route change the paperwork, timetable and contingencies—not the need for independent legal checks.
Route 01
Paying in full
The cleanest timetable, but cash does not reduce the legal checks. Your bank and notary still need a clear audit trail for the source and transfer of funds.
- Proof of funds before offer
- Currency and transfer plan
- No finance condition unless agreed
Route 02
Spanish mortgage
Approval is based on affordability and the lower of purchase price or bank valuation. Non-residents are commonly offered a lower loan-to-value than Spanish tax residents.
- Approval in principle first
- Independent bank valuation
- Allow time for FEIN and notary review
Route 03
Buying as a non-resident
Foreign buyers can own Spanish property. You will need an NIE, identification, source-of-funds evidence and usually a Spanish bank account or reliable payment arrangement.
- NIE for every purchaser
- Plan powers of attorney early
- Budget for annual tax compliance
Andalucía taxes & fees
Know the total before you negotiate
Purchase tax is driven principally by whether the home is a resale or a first transfer from a developer. Professional and registration costs are additional.
Resale property
7%
Standard Andalucía transfer tax (ITP), subject to eligibility for any reduced rate.
New residential build
10% + 1.2%
VAT (IVA) plus the standard Andalucía AJD rate shown for the purchase deed.
Also allow for your independent lawyer, the purchase deed's notary and Land Registry costs, valuation if borrowing, translations or powers of attorney where needed, and any survey or technical report. The calculator uses transparent working allowances, not a quote. Tax rates shown were checked in September 2026 and must be reconfirmed for the date and facts of your transaction.
Live estimate
Calculate your completion costs
Enter the agreed purchase price. This estimate uses standard Andalucía rates and does not include property-specific liabilities, bank arrangement fees or currency costs.
Adds an indicative valuation fee.
Estimated breakdown
- Transfer tax (ITP · 7%)
- €35,000
- Independent lawyer (1% + VAT estimate)
- €6,050
- Notary & Land Registry (0.6% estimate)
- €3,000
Indicative only. Reduced tax rates may apply in limited cases. Your lawyer and lender must confirm every figure before you reserve or exchange contracts.
Legal due diligence
What your lawyer must verify
A clean-looking property can still carry debts, planning problems or restrictions. Request a written report before the contract becomes unconditional.
- Current Land Registry extract (nota simple), ownership and registered charges
- Cadastral description, boundaries, built area and reference number
- Planning permission, first-occupation or habitation licence and extensions
- Latest IBI and municipal waste-charge receipts, with no arrears
- Community certificate confirming fees, debts and extraordinary assessments
- Energy performance certificate and any mandatory building inspection
- Occupants, tenants, tourism licence status and vacant possession at completion
- For new builds: developer title, building licence, bank guarantees and insurance
Avoidable risks
Common traps to stop early
Most serious buying problems begin before the notary appointment. Written conditions and independent checks are your protection.
Signing before advice
A reservation or arras contract can create immediate financial consequences. Let your independent lawyer approve it first.
Unregistered alterations
Pools, terraces, extensions and enclosed areas may appear physically but not legally. Check both registry and planning records.
Assuming a valuation is a survey
A lender's valuation protects the bank. It is not a structural survey or a complete legal investigation.
Ignoring community liabilities
Read the latest minutes and budgets for planned works, litigation, letting restrictions and extraordinary assessments.
Under-budgeting the purchase
Taxes and professional costs sit above the price. Exchange-rate movement can also materially change the final amount.
Paying an unverified account
Confirm payment instructions independently with your lawyer. Property transactions are a frequent target for email fraud.
Missing the non-resident seller withholding
If the seller is non-resident, the buyer must generally retain 3% of the agreed price and file it with the Spanish tax authority. It is withheld from the seller's proceeds, not added to your purchase price.
Realistic timetable
Allow eight to twelve weeks for a clean resale
Cash can be faster, but speed should never replace due diligence. Mortgage, probate, planning or title issues will add time.
- Week 0–2
Preparation
NIE, lawyer, banking, proof of funds and mortgage agreement in principle.
- Week 1–3
Offer & reservation
Terms agreed and a lawyer-approved reservation signed, subject to appropriate conditions.
- Week 2–5
Legal checks
Title, planning, tax, community and contract due diligence; valuation if borrowing.
- Week 3–6
Private contract
Arras signed and deposit paid once the checks and finance position are satisfactory.
- Week 6–12
Completion
Funds prepared, final checks made and public deed signed before the notary.
- After completion
Registration
Taxes filed, title registered and utilities, community and insurance transferred.
Questions buyers ask
The details worth clarifying before you offer
These answers are a starting point. Your own lawyer should apply the law and tax position to you and the specific property.
Independent guidance
Build the right team before you reserve
We can explain the local buying process and introduce independent legal, mortgage and tax professionals. You remain free to choose every adviser.