Buying a home in Spain, step by step
What happens when, what it costs and which papers you need. Plain words, no surprises.
The ten steps
From an agreed price to the keys often takes two to three months. We are with you at every step.
Suchen
Decide on coast, country or city and set your budget, including about 10% on top of the price for taxes and fees. Our area pages help you compare places.
Get your NIE
The NIE is your Spanish tax number. You need it to sign, pay taxes and connect utilities. Apply at a police station in Spain or a Spanish consulate at home, or give a lawyer power of attorney to do it.
Open a Spanish bank account
You pay the taxes and the bills from it. The bank will ask where your money comes from, so keep your statements ready.
Besichtigen
Visit in person, or join a live video viewing from home. We tell you honestly what we think of each home.
Arrange your mortgage
If you borrow, get an assessment before you make an offer. Non-residents can usually borrow 60–70% of the price, residents up to 80%.
Choose a lawyer
An independent lawyer checks the land registry extract (nota simple), the licences, debts on the home and the community fees, before you pay anything substantial.
Offer and reserve
We negotiate with the seller. Once the price is agreed, a small reservation deposit takes the home off the market while the lawyer checks it.
Sign the private contract
In the private purchase contract (contrato de arras) you usually pay 10% of the price. If you pull out you lose it; if the seller does, they usually pay you back double.
Complete at the notary
You sign the deed (escritura), pay the rest and get the keys. Your lawyer then pays the taxes and registers the home in your name.
Einziehen
Water, electricity and internet are put in your name, and the yearly local taxes are set to come from your bank account.
What it costs on top of the price
In Andalucía the buyer pays these. Plan for about 10% of the price, paid in cash, even with a mortgage.
A resale home
- Transfer tax (ITP)
- 7%
- Notary and land registry
- about 0.5–1%
- Anwalt
- about 1% + VAT
Example: on a €300,000 home, about €27,000 in taxes and fees.
A new build from a developer
- VAT (IVA)
- 10%
- Stamp duty (AJD)
- 1.2%
- Notary and land registry
- about 0.5–1%
- Anwalt
- about 1% + VAT
Payments before the home is finished must be covered by a bank guarantee.
Costs every year
- Local property tax (IBI)
- Paid to the town hall every year. It depends on the home’s official (cadastral) value, usually a few hundred euros for an apartment.
- Rubbish collection (basura)
- A small yearly charge from the town hall.
- Community fees
- For homes in a community: pools, gardens, lifts and security. Ask the seller for the latest receipt and the minutes of the last meeting.
- Non-resident income tax
- If you do not live in Spain, you pay a small yearly tax on your home even when you do not rent it out. Your lawyer or accountant files it.
- Insurance and utilities
- Home insurance (required with a mortgage), water, electricity and internet.
Where should you buy?
Our area pages show what each place is like, what homes cost and what you can buy.
Fragen, die Käufer uns stellen
Brauche ich eine NIE, um in Spanien eine Immobilie zu kaufen?
Ja. Jeder Käufer braucht eine NIE (Ausländer-Identifikationsnummer), um beim Notar zu unterschreiben, Steuern zu zahlen und Strom und Wasser anzumelden. Wir helfen beim Antrag, in Spanien oder über ein spanisches Konsulat.
Wie hoch sind die Kaufnebenkosten in Andalusien?
Bei einer Bestandsimmobilie beträgt die Grunderwerbsteuer (ITP) 7 % des Preises. Bei einem Neubau zahlen Sie 10 % Mehrwertsteuer (IVA) plus 1,2 % Stempelsteuer (AJD). Rechnen Sie mit weiteren 1–2 % für Notar, Grundbuch und Anwalt.
Bekommen Nichtresidenten eine spanische Hypothek?
Ja. Spanische Banken finanzieren Nichtresidenten, meist bis zu 60–70 % des Kaufpreises, je nach Einkommen und Wohnsitz.
Brauche ich einen Anwalt für den Kauf in Spanien?
Gesetzlich ist es nicht vorgeschrieben, aber wir empfehlen es dringend. Ein unabhängiger Anwalt prüft die Nota simple, Genehmigungen und mögliche Schulden auf der Immobilie, bevor Sie etwas unterschreiben.
Ist das Hinterland von Málaga günstiger als die Küste?
Meist bekommen Sie mehr Platz und Land für Ihr Geld. Orte wie Coín, Alhaurín el Grande und Monda liegen nah am Flughafen Málaga und an den Stränden, mit niedrigeren Quadratmeterpreisen als die meisten Küstenorte.
Questions about buying?
Ask us anything. We reply in your language.