Buying guides
Date published:
Last updated:
By
Harrison Downes
*Researched and regularly updated to reflect current data.*
Over 145,000 properties in Spain were purchased by foreign buyers in 2025. The process is well-established, with agents, lawyers, notaries, and banks across the country experienced in handling international transactions. You don't need to be an EU citizen, a Spanish resident, or even physically present in Spain to complete a purchase.
That said, Spain's property buying process differs from what most international buyers are used to. Reservation deposits carry real financial consequences if you change your mind. Transfer taxes vary significantly depending on which region you're buying in. The notary system replaces the solicitor-led completion process familiar to UK buyers. And you'll need a Spanish foreign identification number (NIE) before you can do almost anything.
This guide walks through every step from preparation to completion. If you're also financing with a mortgage, read this alongside our complete mortgage guide for non-residents - the two processes run in parallel.
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At a glance
Any foreign national can buy property in Spain with no restrictions on nationality, visa status, or residency
You need an NIE number, a Spanish bank account, and an independent lawyer before you start
The buying process typically takes 8-12 weeks from accepted offer to getting the keys
Budget 10-15% of the property price on top of your deposit for taxes and fees
The entire process can be completed remotely using a power of attorney, though most buyers visit at least once
Spain's Golden Visa ended in April 2025, but property ownership has never required residency
Can foreigners buy property in Spain?
There are no restrictions, special permits, or residency requirements. Any foreign national can purchase real estate in Spain regardless of nationality, visa status, or country of residence. The two things you need are an NIE number (Spain's foreign identification number) and the financial means to complete the purchase.
Foreign buyers accounted for roughly 145,370 transactions in 2025, representing about 19% of all property sales in Spain. In some coastal regions the proportion is much higher - Alicante province is above 50% foreign buyers, Malaga above 40%, and the Balearic Islands around 38%. Agents, lawyers, and banks in these areas handle international buyers daily.
Spain's Golden Visa programme, which previously granted residency to buyers spending 500,000 euros or more, ended in April 2025. This was a residency benefit, not a buying requirement. The ability to purchase property is unchanged. Our Golden Visa explainer covers what changed and what didn't.
Three things to sort before you start looking
1. Your NIE number
The NIE (Numero de Identificacion de Extranjero) is Spain's identification number for foreign nationals. You need it for buying property, opening a bank account, paying taxes, setting up utilities, and signing a mortgage.
There are three ways to apply. In person at a Spanish police station or foreigners' office (often same-day in quieter areas, potentially several weeks in busy cities). At a Spanish consulate in your home country (typically 2-6 weeks). Or through a legal representative using a power of attorney, which means you don't need to go yourself.
The application requires the EX-15 form, your passport with copies, proof of why you need it (a property-related letter or pre-sale agreement works), and payment of the fee via Modelo 790-012. The fee is small - around 12 euros.
Our complete NIE guide covers the process in detail, including which option is fastest for different situations.
2. A Spanish bank account
You'll need a Spanish bank account to pay your mortgage (if financing), utility bills, community fees, property taxes, and the annual non-resident tax. Some of these can technically be paid from a foreign account, but it creates unnecessary complications, and some payments simply require a Spanish IBAN.
Most major banks will open an account for non-residents with your passport, NIE, and proof of address from your home country. Some allow you to do this remotely, others require a branch visit. Our guide to opening a Spanish bank account covers which banks are easiest to work with.
3. An independent lawyer
Independent legal representation is essential. Spain doesn't have a conveyancing system like England and Wales where solicitors handle the transaction end to end. The notary verifies identities and witnesses signatures, but doesn't represent either party's interests. Your lawyer is the one who conducts due diligence on the property, checks for debts, verifies planning permissions, reviews contracts, and protects your interests if something goes wrong.
It's important to choose a lawyer independently rather than accepting a recommendation from the selling agent, to avoid potential conflicts of interest. Look for an English-speaking lawyer who specialises in Spanish property transactions. Budget 1-1.5% of the purchase price for legal fees, with a minimum of around 1,500-2,000 euros.
The buying process, step by step
Step 1: Find your property
Most international buyers start their search on portals like Idealista, Fotocasa, or Kyero. Working with a local estate agent who knows the area adds value, particularly for understanding pricing reality versus listing prices, neighbourhood dynamics, and potential issues that aren't visible on a portal listing.
A few things to be aware of at this stage. Spanish listing prices are often negotiable, especially for resale properties. Energy performance certificates are legally required but ratings are frequently low, even for decent properties, so a poor rating isn't necessarily cause for alarm. And off-plan purchases can offer good value but carry construction risk - bank guarantees on deposits are mandatory under Spanish law for new developments.
If you're financing with a mortgage, get pre-qualified before you start viewing seriously. Knowing your borrowing capacity prevents wasting time on properties outside your budget and strengthens your position when negotiating. Our free pre-check gives you a clear estimate within 48 hours.
Step 2: Make an offer and pay a reservation deposit
When you find the right property, you make an offer - typically through the agent, verbally at first and then confirmed in writing. Negotiation is normal in Spain, especially on resale properties. Discounts of 5-10% off asking price are common, though well-priced properties in competitive markets like Barcelona, Marbella, and parts of Mallorca sometimes sell at or above asking.
Once the price is agreed, you'll usually pay a small reservation deposit (often 3,000-6,000 euros) to take the property off the market for an agreed period, typically 2-4 weeks. This gives your lawyer time to conduct initial checks and for you to arrange financing.
This reservation deposit is not the same as the arras contract (that comes next). Some agents combine the two steps, others keep them separate. Make sure you understand what you're signing and what happens to your money if you decide not to proceed.
Step 3: Sign the contrato de arras
The contrato de arras (earnest money contract) is the binding commitment. It locks in the price, sets a completion date, and typically involves paying 10% of the purchase price as a deposit.
The standard form is an "arras penitenciales" contract. Under this structure, if you as the buyer withdraw, you lose your 10% deposit. If the seller withdraws, they must pay you double the deposit amount. This structure protects both parties and incentivises completion.
Your lawyer should review or draft this contract before you sign. Key things to check: exactly which fixtures and fittings are included, any conditions that must be met before completion (such as obtaining mortgage approval), the completion deadline, and confirmation that the seller is the legal owner with the right to sell.
For a detailed look at what to watch for, see our contrato de arras guide.
Step 4: Due diligence
While the arras period runs, your lawyer conducts thorough checks on the property.
The nota simple. Obtained from the Land Registry (Registro de la Propiedad), this confirms who owns the property, its exact legal description, and whether any debts, mortgages, or charges are registered against it. If the seller has an outstanding mortgage, it must be cancelled at completion. Outstanding community fees or tax debts can transfer to the new owner with the property - your lawyer's job is to catch these before you commit.
Planning and building checks. Is the property legally built? Does it have proper permits? Are there open enforcement notices? Has anything been extended or modified without permission? In some parts of Spain, particularly rural areas and older urbanisations, properties with irregular building status are not uncommon. Your lawyer verifies the property's legal status with the local town hall (ayuntamiento).
Community checks. If you're buying within a community of owners (comunidad de propietarios), your lawyer should obtain the latest community minutes and confirm all fees are paid. Outstanding community debts follow the property, not the previous owner.
Tax situation. Confirmation that the seller's IBI (annual property tax) payments are current and that there are no outstanding tax liabilities attached to the property.
Step 5: Arrange your mortgage (if financing)
If you're financing the purchase, your mortgage application runs in parallel with legal due diligence. The key milestones are document submission, bank assessment, property valuation (commissioned by the bank, paid by you at 300-600 euros), and the binding mortgage offer.
The bank's valuation is important because they lend based on whichever figure is lower - the purchase price or the valuation. If the valuation comes in below the agreed price, you may need additional cash to cover the gap.
Under Spanish law, the bank must provide the binding offer at least 10 days before completion, and you'll have a mandatory pre-signing meeting with the notary to confirm you understand the mortgage terms.
For full details on mortgage rates, documents, and the application process, see our complete mortgage guide for non-residents. Current bank-by-bank rates are in our rate comparison.
Step 6: Completion at the notary
Completion happens at a notary's office (notaria). Both buyer and seller (or their legal representatives) attend. The notary reads out the purchase deed (escritura de compraventa) and, if there's a mortgage, the mortgage deed (escritura de hipoteca). Everyone signs. The bank releases the mortgage funds. The seller receives payment. You get the keys.
If you're also taking a mortgage, both deeds are typically signed on the same day - mortgage first, then purchase.
If you can't attend in person, you can grant a power of attorney (poder notarial) to your lawyer, allowing them to sign on your behalf. This is common among international buyers and works without issue. Our power of attorney guide explains the process.
After signing, your lawyer handles registration at the Land Registry, which formally records you as the new owner. This takes a few weeks. You'll also need to register for IBI (property tax), transfer utility contracts into your name, and set up community fee payments.
What it costs beyond the property price
Budget an additional 10-15% of the property price for taxes, fees, and expenses. The exact figure depends on the region, whether it's a new build or resale, and the property price.
Property transfer tax (ITP) is the largest cost for resale properties, and rates vary significantly by region. Andalucia charges 7%, Catalonia 10-11%, Valencia 10%, Madrid 6-7%, and the Balearic Islands operate a sliding scale from 8-13% depending on property value. For new builds, you pay 10% IVA (VAT) instead of ITP, plus stamp duty (Actos Juridicos Documentados) of 0.5-1.5% depending on region. Our ITP rates by region guide has the complete table for all 17 Comunidades Autonomas.
Notary fees for the purchase and mortgage deeds combined: typically 600-1,500 euros.
Land Registry fees for registering the property and mortgage: 400-700 euros.
Legal fees for your independent lawyer: 1-1.5% of the purchase price, minimum 1,500-2,000 euros.
Mortgage costs if financing: bank valuation fee (300-600 euros) and potentially an arrangement fee (comision de apertura) of 0.5-1% of the loan amount (not all banks charge this, and it's often negotiable).
As a worked example: on a 500,000 euro resale property in Andalucia with a 65% LTV mortgage, expect roughly 50,000-65,000 euros in total buying costs on top of your deposit. Our complete cost breakdown includes worked examples at different price points and in different regions.
How long does the whole process take?
The typical timeline is 8-12 weeks from accepted offer to getting the keys, though it can compress to 6 weeks if everything goes smoothly or stretch to 4-6 months if there are complications.
Weeks 1-2: Offer accepted, reservation deposit paid, lawyer instructed, mortgage pre-qualification started.
Weeks 2-4: Contrato de arras signed, 10% deposit paid. Due diligence underway. Mortgage documents submitted to bank.
Weeks 4-8: Due diligence completed. Bank assessment and property valuation. Mortgage offer received and reviewed.
Weeks 8-12: Pre-signing notary meeting (at least 10 days before completion). Completion day at notary. Keys handed over.
The most common causes of delay are incomplete mortgage documentation (banks won't proceed until they have everything), slow valuations, and legal issues discovered during due diligence. Having your documents ready before you start and working with a broker who packages applications properly eliminates the first problem.
For a more detailed look at timing, see our property buying timeline guide.
Buying remotely
The property search, offer, arras, mortgage application, document submission, and due diligence can all be handled remotely with the right lawyer and broker.
The one step that requires physical presence is the notary signing. But even this can be handled by granting power of attorney to your lawyer, who attends and signs on your behalf. Many international buyers complete their entire purchase without visiting Spain until after they own the property.
Most people do prefer to visit at least once - viewing the property in person, walking the neighbourhood, and meeting your lawyer face to face provides a level of confidence that's difficult to replicate through photos and video calls.
Our guide to buying property in Spain remotely covers the full process.
Common mistakes to avoid
Not hiring an independent lawyer. Using the seller's lawyer or the agent's recommended lawyer creates a conflict of interest. Your lawyer should work exclusively for you.
Underestimating total costs. Budgeting only for the property price and deposit without accounting for the 10-15% in taxes and fees leads to a cash shortfall at the worst possible time.
Signing the arras without proper conditions. The 10% deposit is at risk if you pull out. If you're relying on mortgage approval, make sure a financing condition is written into the contract before you sign.
Skipping the nota simple check. Properties can have debts, charges, or legal issues that transfer to the new owner. Your lawyer should obtain and review the nota simple before you commit any funds.
Not getting pre-qualified early enough. Discovering you can't borrow what you expected after you've already signed the arras and paid a 10% deposit puts you in a difficult position. Get pre-qualified before you start viewing.
Ignoring the tax obligations of ownership. Non-resident property owners in Spain have ongoing tax obligations including annual imputed income tax (IRNR) and, in some cases, wealth tax. These aren't typically large amounts, but ignoring them creates problems. Our non-resident tax guide covers what you'll owe.
Frequently asked questions
Can any foreigner buy property in Spain?
There are no nationality restrictions on property ownership. You need an NIE number, which any foreign national can obtain.
Do I need to be a Spanish resident?
No. Non-residents buy property in Spain routinely. You don't need a visa, residency permit, or any immigration status. Property ownership and residency are completely separate.
How much deposit do I need?
If paying cash, the full purchase price plus 10-15% for taxes and fees. If financing with a mortgage, non-residents can typically borrow 60-70%, so you'll need 30-40% as a deposit plus 10-15% for costs. On a 500,000 euro property, that's roughly 225,000-275,000 euros in total cash.
How long does the process take?
8-12 weeks from accepted offer to completion is typical. It can be faster if everything is straightforward, or longer if complications arise with documents or legal checks.
Can I buy without visiting Spain?
Yes, by granting power of attorney to your lawyer. Most of the process can be handled remotely. Many buyers do visit at least once to view the property and meet their lawyer, but it's not strictly necessary.
What ongoing costs will I have as a non-resident owner?
Annual property tax (IBI), community fees (if applicable), non-resident income tax (IRNR - applies even if you don't rent the property out), building insurance, and utilities. Our complete cost guide covers ongoing costs in detail.
Next steps
Whether you're paying cash or financing with a mortgage, the most useful first step is getting clear on what you can afford and what the total costs will look like.
If you're considering a mortgage, our free pre-check takes 2 minutes and gives you a clear picture within 48 hours - including what you can borrow, what rates to expect, and which banks are the best fit for your profile.
For the mortgage side of the process, see our complete guide to getting a mortgage in Spain as a non-resident.
Questions? WhatsApp us or get in touch.
This content is for informational purposes only and does not constitute financial or legal advice. Zerodown is a mortgage introducer, not a lender, financial advisor, or law firm. Property transactions involve risk. Always seek independent legal advice before committing to a purchase.
