Your Complete
Buying Guide
Everything you need to know about buying property in Spain — from your first search to collecting the keys. Clear, honest advice from your local experts since 2012.
Buying Property
in Spain
Buying property in Spain as a foreigner is straightforward, but the process differs from the UK, Ireland and other European countries. Understanding the steps, costs, and legal requirements in advance will make your purchase smooth and stress-free.
Spain welcomes foreign buyers — there are no restrictions on non-residents purchasing property. The process is well-established and transparent, with strong legal protections in place.
At Star La Cala, we have been guiding international buyers through property purchases on the Costa del Sol since 2012. Our team will support you at every step — from property search to key handover.
Key Facts
Tax Identification Number
Required for all property purchases in Spain. We can help you obtain yours.
Total Purchase Costs
Budget for taxes and fees on top of the purchase price.
Weeks to Complete
Typical timeframe from offer accepted to key handover.
Max Mortgage (Non-Residents)
Spanish banks typically lend up to 70% LTV for non-residents.
Star La Cala Est.
Your trusted local property experts in La Cala de Mijas.
The Buying Process
Define Your Search
Establish your budget, preferred areas, and property type. Consider whether you want resale or new build. Speak with our team to understand the market and narrow your search.
Obtain Your NIE
Your NIE (Número de Identificación de Extranjero) is your Spanish tax identification number. It is required before you can purchase. We can guide you through the application process.
Appoint a Lawyer
We strongly recommend appointing an independent Spanish lawyer to act on your behalf. They will carry out due diligence, review contracts, and protect your interests throughout.
Make an Offer
Once you find your property, we will negotiate the price on your behalf. When agreed, a reservation deposit (typically €3,000–€6,000) is paid to take the property off the market.
Private Purchase Contract
The Contrato de Arras (private purchase contract) is signed, typically with a 10% deposit. This legally binds both parties. Your lawyer will review all terms before signing.
Arrange Finance
If you require a Spanish mortgage, begin the application process early. Non-residents can borrow up to 70% LTV. We can recommend trusted mortgage brokers.
Sign at Notary
Completion takes place before a Spanish Notary. The Escritura (title deed) is signed, the balance paid, and the keys are handed over. You can attend in person or grant Power of Attorney.
Register & Set Up
Your lawyer registers the property at the Land Registry and arranges transfer of utilities. We can recommend local services to help you settle in quickly and comfortably.
Purchase Costs & Taxes
Transfer Tax (ITP) — Resale
Impuesto de Transmisiones Patrimoniales. Paid on all resale property purchases in Andalucía. Applied to the purchase price.
VAT (IVA) — New Build
New build properties attract 10% VAT instead of transfer tax. Additionally, 1.2% Stamp Duty (AJD) applies to new builds in Andalucía.
Notary & Registry Fees
Notary fees for signing the Escritura and Land Registry fees for registering the title deed in your name.
Legal Fees
Your independent lawyer's fee for due diligence, contract review, and overseeing completion. Essential — not optional.
Bank Transfer Fees
International bank transfer costs for bringing funds into Spain. We recommend using a specialist currency broker for better rates.
Mortgage Costs
If taking a Spanish mortgage: valuation fee (€300–€600), arrangement fee, and mortgage deed stamp duty apply.
Frequently Asked Questions
Can foreigners buy property in Spain?
Yes — there are no restrictions on non-residents or non-EU citizens buying property in Spain. The process is open to all nationalities.
Do I need to be present in Spain to buy?
No. You can grant Power of Attorney to your Spanish lawyer, allowing them to sign on your behalf at the notary. Many international buyers complete this way.
What is the NIE and how do I get one?
The NIE (Número de Identificación de Extranjero) is your Spanish tax number — required for all property transactions. You can apply at a Spanish consulate or in person in Spain. We can advise.
Can I get a mortgage in Spain as a non-resident?
Yes. Spanish banks lend to non-residents, typically up to 70% LTV. You will need to show proof of income and pass affordability checks. We can connect you with specialist mortgage brokers.
What are the ongoing costs of owning a property?
Annual costs include IBI (local property tax), community fees (for apartments/townhouses), and annual wealth tax for non-residents. Utility contracts and buildings insurance also apply.
How long does the buying process take?
Typically 8–16 weeks from offer accepted to completion, depending on mortgage requirements and due diligence. Cash purchases can complete faster — sometimes in 4–6 weeks.
Is it safe to buy property in Spain?
Yes — with proper legal representation. Always appoint an independent Spanish lawyer (not recommended by the agent or developer) to carry out full due diligence on the property.
Can I rent out my property?
Yes, but you will need a tourist licence from the Junta de Andalucía for short-term rentals. Long-term rentals have different requirements. We can advise on the process.