Buying Property in Spain: Step-by-Step Checklist (2026)

Before you start: the two prerequisites

Two things must be in place before you even start viewing properties in Spain: your NIE number and a realistic budget. Do not skip these — without an NIE the purchase cannot be completed, and without a proper budget the process may stall when purchase costs surface.

NIE number — your Spanish foreigner ID

The NIE (Número de Identidad de Extranjero) is a personal identification number issued to all foreign nationals with economic, professional, or social interests in Spain. You need it to:

• Sign the escritura (title deed) before the notary
• Open a Spanish bank account
• Pay taxes (transfer tax, property tax)
• Set up utilities (electricity, water, internet)

You can apply for an NIE either through the Spanish consulate in Stockholm (processing 2–4 weeks) or directly at a Policía Nacional office in Spain (in some cases same-day). The state fee is €9.84.

Read the full guide: NIE Number in Spain – Complete Guide 2026

Step 1: Set your budget — including all purchase costs

The single biggest mistake international buyers make is budgeting only for the property price. The real purchase costs are 10–15 % of the price — and they must be paid in cash, not from the mortgage.

The cost breakdown

Financing and mortgages for non-residents

As a non-resident in Spain, you can typically borrow up to 60–70 % of the property value. This means:

• You need 30–40 % deposit from your own funds
• On top of that, purchase costs of 10–15 % — also payable in cash
• Total: roughly 40–55 % of the purchase price in cash

Spanish banks typically require your total monthly debt payments (including the new mortgage) not to exceed 35–40 % of your net income. The bank conducts a full credit check and requires proof of income, tax returns, and bank statements.

A Swedish-speaking estate agent in Spain can often recommend English-speaking bank contacts familiar with Nordic buyers.

Step 2: Find your property — area, viewing, agent

With your budget and NIE sorted, the search begins. In Spain it is standard for multiple agents to market the same property — the market is not split into exclusive mandates like in some countries. Properties are listed on major portals such as Idealista and Kyero, but many international buyers prefer an agent who handles the entire chain in their language.

Viewing checklist

• Request a nota simple (official Land Registry extract) for the property — it shows ownership, mortgages, and encumbrances. Costs €9.02 + VAT from Registradores de España
• Ask for the energy certificate (certificado energético) — mandatory for all property sales in Spain
• Check the community fees (comunidad) — monthly costs for apartments in shared developments
• Ask about IBI (property tax) and basura (rubbish collection) — annual municipal charges
• Check build year and renovation history — especially important for older properties
• Visit the area both during the day and in the evening if possible

Here are the most popular areas where international buyers purchase:

Step 3: Survey and due diligence — don't buy blind

In Spain, a pre-purchase survey is not mandatory, and the majority of transactions proceed without one. That does not mean you should skip it — on the contrary. An independent building survey is one of the best insurance policies you can buy.

What your lawyer checks (legal due diligence)

An independent lawyer — not the seller's or the agent's — should review the following:

• Ownership: the nota simple confirms the seller genuinely owns the property
• Encumbrances: mortgages, easements, disputes — anything that may transfer with the property
• Planning status: that all extensions and modifications have proper licences — an unpermitted pool, carport, or roof terrace can cost you dearly later
• Tax status: that property tax (IBI), rubbish collection, and community fees are fully paid
• Urbanisation status: that the property has formally approved urbanisation (especially important for new builds and land purchases)
• Rental licence: if you plan to rent out — that the property has the correct tourist licence

What a building survey checks

A certified surveyor (arquitecto técnico or aparejador) inspects the physical condition of the property:

• Structure: cracks, subsidence, damp
• Roof: leaks, insulation, drainage
• Installations: electricity, plumbing, heating/AC — are they up to current standards?
• Damp and mould — a common issue in Spanish coastal properties
• Energy performance: insulation, windows, solar panels

A survey costs €300–600 for an apartment and €500–1,000 for a villa — a small price compared to the risk of discovering hidden defects after completion.

Step 4: Hire an independent lawyer — your legal protection

An abogado (lawyer) specialising in property law is not a luxury — it is standard practice in Spain. The lawyer works exclusively for you, reviews all documents, and handles all official paperwork.

What the lawyer does — the full list

1. Orders and reviews the nota simple from the Land Registry
2. Verifies the seller's identity and ownership
3. Checks planning consents, urbanisation status, and any ongoing disputes
4. Requests proof of paid IBI, comunidad, and rubbish collection fees
5. Drafts or reviews the deposit contract (contrato de arras)
6. Helps you apply for an NIE if you do not already have one
7. Attends the notary appointment (optional in Spain but recommended)
8. Handles payment of transfer tax (ITP) and registration of ownership
9. Transfers electricity, water, and comunidad into your name

Cost: typically around 1 % of the purchase price, often with a minimum fee of €1,000–1,500.

Step 5: The deposit contract — contrato de arras

Once you have found the right property and your lawyer has given the green light, the next step is to sign the contrato de arras — the deposit contract.

How it works

• You pay a deposit of typically 10 % of the purchase price (can range from 3–15 %)
• The contract specifies: parties, property (including registration number), final price, deposit amount, completion date, and any conditions
• The deposit is usually placed in the lawyer's client account (safer than paying the seller directly)
• Completion is set for 1–3 months ahead

The three types of arras — and what happens if something goes wrong

Spanish law distinguishes three types of arras. The most common in property purchases are arras confirmatorias or arras penitenciales. Make sure your contract explicitly specifies which type applies:

• Arras penitenciales (right-to-withdraw deposit): the buyer withdraws → loses the deposit. The seller withdraws → pays back double. This is the most common and safest form for buyers.
• Arras confirmatorias (confirmation deposit): the deposit is just an advance payment. If either party withdraws, the other can claim full compensation for losses — not just the deposit.
• Arras penales (penalty deposit): works as a penalty — the party that pulls out loses the agreed amount (which may be more or less than the deposit).

Your lawyer must ALWAYS review the contract before you sign — and confirm it specifies arras penitenciales.

Step 6: The notary appointment — signing the escritura

This is completion day — the Spanish equivalent of a contract-signing, but more formal and more definitive.

How it works

1. All parties attend — you (or your attorney-in-fact), the seller, and the notary. Your lawyer can attend if you wish.
2. The notary reads out the full escritura in Spanish — this is a legal requirement
3. The notary checks IDs, NIE numbers, and that the property is correctly described
4. The purchase price is transferred — in practice, this is usually done via a banker's draft (cheque bancario conformado) prepared by your lawyer
5. Keys are handed over
6. The notary signs and you receive a copy of the escritura (the authorised copy arrives later)
7. In some cases, a copia simple is issued the same day — this serves as a temporary title deed until the stamped copia autorizada arrives

What the notary checks

The notary verifies that the purchase price matches what has been declared for tax purposes, that the property is correctly identified in the registry, and that payment is properly executed. The notary reports the transaction to Agencia Tributaria (the tax authority).

Can I grant power of attorney instead of attending?

Yes. With a poder notarial (notarised power of attorney), you can authorise your lawyer or another trusted person to sign the escritura on your behalf. The power of attorney must be executed before a notary — either in Spain or at a Spanish consulate in your home country.

Step 7: After completion — tax, registration, and practicalities

Completion day is not the end of the process. Here is what needs to happen in the following weeks:

Pay the transfer tax (ITP)

The transfer tax must be paid to the regional tax authority within 30 days of the notary date. Your lawyer or gestoría normally handles this — but you are responsible for ensuring it gets done.

Register your ownership (Land Registry)

After ITP has been paid, the escritura is registered with the Registro de la Propiedad (Land Registry). This is the official step where you become the registered owner. Registration typically takes 1–4 weeks.

Transfer utilities and comunidad to your name

• Electricity (luz): contact the supplier (Iberdrola, Endesa, Naturgy etc.) with your escritura copy, NIE, and passport. A bank account is required for direct debit.
• Water (agua): with the local water supplier. Same documents as electricity.
• Comunidad: notify the president or administrator of your owners' association that you are the new owner — so you receive bills and meeting notices.
• Rubbish collection (basura): municipal charge, paid through the local tax office.

Get home insurance

Home insurance is not mandatory in Spain in the same way as in some countries, but it is strongly recommended — especially for liability (third-party), fire, water damage, and burglary. The bank requires it if you have a mortgage.

Complete checklist — 14 points to tick off

Here is the entire purchasing process in a single checklist. Tick off from top to bottom — and you will not miss a thing.

• 1. Apply for your NIE number — via the Spanish consulate or Policía Nacional in Spain (at least 4–6 weeks before purchase)
• 2. Determine your total budget — purchase price + 10–15 % costs + contingency for renovations
• 3. Explore mortgage options — contact 2–3 banks for a mortgage in principle (max 60–70 % LTV for non-residents)
• 4. Find an independent lawyer — specialist in property law, English-speaking
• 5. Search and view properties — request nota simple for interesting properties (€9.02 + VAT)
• 6. Have your lawyer review — nota simple, planning consents, tax status, urbanisation, encumbrances
• 7. Commission a building survey — hire an independent arquitecto técnico (€300–1,000 depending on property type)
• 8. Negotiate price and terms — your agent or lawyer handles the negotiation
• 9. Sign contrato de arras — pay 10 % deposit (via lawyer's client account), set completion date
• 10. Open a Spanish bank account — needed for mortgage, direct debits, and ongoing payments
• 11. Prepare for the notary appointment — your lawyer gathers all documents: NIE, passport, draft escritura, banker's draft for the balance
• 12. Attend the notary appointment — sign the escritura, pay the balance, receive keys
• 13. Pay ITP within 30 days — your lawyer/gestoría handles payment to the regional tax authority
• 14. Register title + transfer utilities — Land Registry registration, switch electricity/water/comunidad to your name, take out home insurance

Frequently asked questions about buying property in Spain

How much does it cost to buy property in Spain beyond the price?

Allow for 10–15 % in purchase costs. The largest item is transfer tax (ITP) at 7–10 % depending on region. On top of that come lawyer fees (~1 %), notary (0.3–0.5 %), Land Registry (0.1–0.25 %), and optional gestoría (€200–400). For new builds, you pay 10 % VAT (IVA) and 1.2 % stamp duty (AJD) instead of ITP.

Do I need an NIE number to buy property in Spain?

Yes. Without an NIE you can neither sign the escritura before the notary, open a bank account, nor pay taxes. You can, however, begin the process — make an offer, sign a deposit contract — while your NIE application is pending.

How much can I borrow for a property in Spain as a non-resident?

Non-residents can typically borrow up to 60–70 % of the property's market value. The remaining 30–40 % plus the 10–15 % purchase costs must be provided as your own cash deposit.

Do I need a lawyer to buy property in Spain?

It is not a legal requirement, but it is strongly recommended — and in practice standard for international buyers. An independent lawyer reviews the property's legal status, drafts contracts, handles tax payments, and arranges registration. Without a lawyer, you bear the entire responsibility for discovering hidden defects, unpaid taxes, or planning issues on your own.

How long does buying property in Spain take?

The full process from deposit contract to completion normally takes 6–12 weeks. This includes legal due diligence (1–3 weeks), the deposit contract, preparation of the escritura (4–8 weeks), and the notary appointment itself. Tax payment and registration take a further 1–4 weeks after completion.

What is a contrato de arras and do I have to pay the full deposit upfront?

The contrato de arras is the Spanish deposit contract. You typically pay 10 % of the purchase price as a deposit. The money acts as security — if you pull out, you lose it; if the seller pulls out, you receive double (if the contract specifies arras penitenciales).

Can I buy property in Spain without being there in person?

Yes, with a poder notarial (notarised power of attorney), your lawyer or a trusted person can represent you before the notary. The power of attorney must be executed before a notary in Spain or at a Spanish consulate in your home country. Many international buyers still choose to attend — completion day is a significant milestone.