Complete guide to buying a house in Spain as a Swede: the entire process from NIE number to key handover, costs, taxes and common mistakes.
Buying a house in Spain as a Swede is entirely possible and the process normally takes 6–12 weeks from finding the right property to having the keys. As an EU citizen you have the same right to own real estate as Spaniards, and you need neither a residence permit nor a permanent address in the country. What you do need is a NIE number (Spanish identification number for foreigners), a Spanish bank account and an independent lawyer who reviews the property for you. The total cost on top of the purchase price comes to 10–15 percent depending on the region and whether it is a new build or a resale. The average price in Spain is around €2,150 per square metre, but variations are enormous — from €700 per square metre inland to over €5,000 in Barcelona and Madrid. In this guide we take you through the entire process step by step, all costs and taxes, mortgage options and the most common mistakes Swedish buyers make.
Tips
Spain is the most popular country for Swedish property buyers abroad. Over 90,000 Swedish citizens are registered as living in Spain, and most live along Costa Blanca, Costa del Sol and the Canary Islands.
Yes, without restrictions. Sweden and Spain are both EU members, which means that as a Swedish citizen you have identical ownership rights to a Spanish citizen. There are no quotas, no extra permits and no requirement to live in the country.
You can buy as a private individual or through a Swedish or Spanish company. Most Swedish buyers purchase as private individuals. Company ownership can be tax advantageous for more expensive properties or for rental, but requires legal advice in both countries.
What you must have is a NIE number. Without it you cannot sign purchase documents, open a bank account, pay taxes or sign contracts for electricity and water. More on NIE below.
The purchase process in Spain differs from the Swedish one in several crucial ways. There is no mandatory survey, estate agents do not need a licence, and the notary does not check for legal problems with the property — that is your lawyer's job. Here are the ten steps you need to follow.
Before you start looking for a property you need a realistic budget that includes all costs — not just the purchase price. Allow for needing at least 40–55 percent of the purchase price in own funds if you take a mortgage in Spain (30–40 percent deposit plus 10–15 percent in purchase costs).
Prices vary enormously between regions. Here is an overview of where Swedish buyers typically look:
Price levels by region (indicative ranges)
€1,800–2,700/m²
2-bed €90,000–200,000 · villa €250,000–500,000 · e.g. Torrevieja, Orihuela Costa.
€2,800–5,000/m²
2-bed €200,000–400,000 · villa €400,000–1,200,000+ · Jávea, Altea, Dénia.
€2,500–5,500/m²
2-bed €180,000–350,000 · villa €350,000–2,000,000+ · Marbella etc.
€1,400–2,200/m²
2-bed €80,000–160,000 · villa €200,000–400,000.
€2,000–3,500/m²
2-bed €130,000–250,000 · villa €300,000–800,000.
Prices based on Idealista and Fotocasa, Q1 2026.
The NIE number (Número de Identidad de Extranjero) is your foreign identification number in Spain. It is mandatory to complete a property purchase, open a bank account, pay taxes and sign contracts.
You can apply in two ways:
A third option is to hire a gestor or your lawyer to handle the application with a power of attorney. Cost: €100–200.
Obs!
Apply for NIE early. Without NIE the entire purchase process stops. If you have found a property you want to reserve but lack a NIE, you risk losing it. Apply ideally before you start actively searching.
With the NIE number you can open a bank account in Spain. You need it to pay the purchase price by banker's draft when signing at the notary, and for ongoing costs such as electricity, water, community fees and taxes.
CaixaBank, BBVA, Sabadell and Santander all offer accounts for foreign buyers. The process normally takes one to two working days. Bring your passport, NIE number and documentation about your income source — banks ask where the money comes from due to anti-money-laundering legislation.
As a non-resident you pay higher account fees, normally €50–120 per year. Compare fees and terms before choosing a bank — the differences are noticeable.
This is the most important step in the entire process. In Sweden estate agents are licensed and regulated. In Spain there are no such requirements — anyone can call themselves a property agent. The notary's role is limited to witnessing the signature and verifying identities; they do not legally review the property.
Your lawyer (abogado) should:
The cost is normally €1,200–3,000, or 0.5–1.5 percent of the purchase price. Always choose a lawyer who is independent from the estate agent and seller.
Information
A gestor (administrative handler) can complement the lawyer for practical matters such as NIE application, utility transfers and municipal registration. Cost: €300–600. It is not however a replacement for the lawyer.
When you have found the right property you normally sign a reservation agreement (reserva) with a deposit of €3,000–6,000. The reservation takes the property off the market for one to two weeks while the lawyer carries out their review.
The deposit is normally non-refundable if you pull out without a valid reason. Never sign a reservation agreement without your lawyer having approved the terms.
During the reservation period the lawyer carries out their due diligence: orders the Nota Simple, checks debts, verifies planning permissions and reviews the residents' association's finances. If serious problems are discovered you can normally pull out and get the deposit back — but it depends on what is stated in the reservation agreement.
Once the review is complete the formal purchase contract is drawn up, usually called the Contrato de Arras. Here you pay 10 percent of the purchase price as a deposit. The contract governs the final price, completion date and consequences if either party pulls out:
These rules follow Spanish civil law (Código Civil, Article 1454) and give both parties a financial incentive to complete the transaction. The completion date is normally set four to eight weeks ahead.
If you need financing you should ideally have advance approval (pre-approval) before signing the arras contract. More details on mortgage terms further down in the article.
On the completion date the buyer, seller and notary (notario) meet to sign the public deed of purchase — Escritura Pública de Compraventa. The notary's role is to read out the entire document aloud, verify everyone's identity and witness the signatures.
You pay the remaining purchase price by banker's draft (cheque bancario) and receive the keys on the spot. Cash payment is not permitted for amounts over €1,000 in Spain.
If you cannot be present your lawyer can represent you through a power of attorney (poder notarial). The power of attorney is drawn up at a notary's office, either in Spain or at a Spanish consulate in Sweden. Cost: €150–300.
Within 30 days of the notary signature the purchase taxes must be paid to the region's tax authority. Your lawyer or gestor normally handles this. The documents are then sent to the land registry (Registro de la Propiedad) for official registration, which takes one to two months.
After completion there remains:
Fastigheter
Utforska tillgängliga fastigheter i Costa Blanca
Se aktuella bostäder i området och jämför lägen, prisnivåer och boendetyper i lugn och ro.
The total purchase costs on top of the price come to 10–15 percent depending on region and whether the property is a new build or resale. Here is a complete breakdown.
The major item is the transfer tax, Impuesto de Transmisiones Patrimoniales (ITP). The tax is determined by each autonomous region and varies considerably:
ITP rate by region (2026 — always check locally)
Valencia (Costa Blanca)
Reduced to 9% from June 2026 for certain purchases under €1M — confirm with lawyer.
10%
Murcia (Costa Cálida)
8%
Andalusia (Costa del Sol)
7%
Catalonia (Costa Brava)
10%
Madrid
6%
Balearic Islands
Progressive scale.
8–13%
Canary Islands
6.5%
Source: Respective region's tax authority, 2025–2026.
For new builds you pay 10 percent VAT (IVA) instead, plus stamp duty (AJD) which varies between 0.5 and 1.5 percent depending on the region.
Typical purchase costs beyond tax
Notary fee
€600–1,200
Land registry
€400–800
Lawyer
€1,200–3,000
Often 0.5–1.5% of price.
Gestoría
€300–600
Optional.
Survey
€300–600
Optional.
Power of attorney (distance)
€150–300
Total cost example
Purchase price
€250,000
ITP (10%)
€25,000
Notary
€900
Land registry
€600
Lawyer
€2,500
Gestor
€400
Total
€29,400 on top of purchase price (11.8%).
€279,400
That means €29,400 (11.8 percent) on top of the purchase price. If you also have a mortgage and need a 30–40 percent deposit, you will need €104,400–129,400 in own funds.
In addition to the purchase taxes there are annual ongoing taxes. The amounts depend on whether you are a resident (permanently living there) or non-resident (using the property as a holiday home).
If you live permanently in Spain you are taxed as a Spanish tax resident on your global income. Income tax rates are progressive, from 19 to 47 percent. The double taxation treaty between Sweden and Spain prevents double taxation, but you should hire a tax adviser who understands both systems.
Obs!
Don't forget IRNR. Many Swedish buyers who use their property solely as a holiday home miss the fact that they must declare and pay IRNR every year. The tax authority (Agencia Tributaria) can demand retroactive payment plus interest and penalty surcharges for up to four years back.
Legally speaking it is not mandatory to hire a lawyer in Spain. In practice it is however the most important thing you do as a foreign buyer. The reason is simple: the system does not automatically protect the buyer as it does in Sweden.
In Sweden the estate agent and the land registry review the property. In Spain it is your own responsibility. The notary does not check whether the property has illegal extensions, unpaid debts or is missing a habitation certificate. All of that falls to your lawyer.
Common problems the lawyer discovers that would have cost you dearly without legal help:
The cost of a lawyer (€1,200–3,000) is marginal compared to the risks. Always choose a lawyer who speaks your language, is independent from the estate agent and has experience with foreign buyers.
Yes, Spanish banks offer mortgages to EU citizens who do not permanently live in Spain. The terms differ markedly from Swedish mortgages however.
As a non-resident you can normally borrow 60–70 percent of the property's value (LTV). That means a deposit of 30–40 percent — considerably more than the 15 percent common in Sweden. Add 10–15 percent in purchase costs and you need 40–55 percent of the purchase price in own funds.
Fixed rates for non-residents are currently 2.5–4.9 percent (Q1 2026). Variable rates are based on Euribor (approximately 2.0–2.2 percent in April 2026) plus the bank's margin, giving a starting rate of around 3.0–3.5 percent. The maximum term is 20–25 years, and the loan must be repaid before you turn 70–75.
Spanish banks require extensive documentation:
All documents normally need to be translated into Spanish by an authorised translator.
If you earn in Swedish kronor but pay the mortgage in euros you carry a currency risk throughout the entire loan period. The SEK/EUR rate has swung enough over the past five years to create a difference of up to €1,500–2,000 per year on a monthly payment of €1,200. Consider specialised currency services offering forward contracts to lock in the exchange rate.
Here is a realistic timeline:
Time required per step
NIE (consulate Sweden)
2–4 weeks
NIE (in Spain)
1–3 days
Spanish bank
1–2 days
Property search + reservation
Varies considerably.
1–8 weeks
Due diligence
1–2 weeks
Arras → notary
4–8 weeks
Mortgage (if applicable)
4–6 weeks
Registration after purchase
1–2 months
Total (excl. search)
Typical when buyer is ready.
6–12 weeks
The fastest way to shorten the process is to apply for a NIE number and open a bank account before you start looking for a property. That way you avoid waiting on bureaucracy when you find your dream home.
Fastigheter
Utforska tillgängliga fastigheter i Spanien
Se aktuella bostäder i området och jämför lägen, prisnivåer och boendetyper i lugn och ro.
We have seen hundreds of Swedish buyers go through the process. Here are the mistakes that come up time and again.
The most serious mistake. In Spain there are thousands of properties with illegal extensions, unpaid debts or disputed ownership — problems that do not show in the estate agent's listing and that the notary does not check. A lawyer costs €1,200–3,000. Buying a property with hidden problems can cost you hundreds of thousands of kronor.
Many only budget for the purchase price and are surprised by the 10–15 percent on top. A property for €200,000 in reality requires €220,000–230,000. Plan your entire budget before you start searching.
In Spain the estate agent normally represents the seller — not the buyer. The estate agent's incentive is to sell quickly at the best possible price for their client. Always have your own eyes (lawyer) on the transaction.
Unauthorised extensions are more common in Spain than in Sweden, especially in older properties and coastal areas. Pools, glazed terraces and extended rooms without planning permission can lead to demolition orders, fines and problems at future sale.
If you buy a property in a residents' association (comunidad de propietarios), unpaid fees from previous owners can transfer to you — up to four years of debts under Spanish law. Always request a debt certificate (certificado de deuda) from the association's administrator.
Spanish properties have different insulation, plumbing standards and electrical installations compared to Swedish new builds. Damp in bathrooms, single glazing and absence of underfloor heating are common. These are not defects by Spanish standards — but can feel like them to Swedish buyers. Consider ordering a technical survey (€300–600) of older properties.
Taxes, planning permissions, coastal protection and planning rules vary between Spain's 17 autonomous regions. What applies in Andalusia does not necessarily apply in the Valencian region. Always make sure your lawyer practises in the right region.
Use this list as a basis before you start:
Before the property search:
When you have found a property:
At contract signing:
At completion:
The three most popular regions among Swedish buyers are Costa Blanca South (Torrevieja, Orihuela Costa, Guardamar), Costa del Sol (Fuengirola, Marbella, Estepona) and the Canary Islands (Tenerife, Gran Canaria).
Costa Blanca South offers the most affordable options with entry prices from €85,000 for an apartment, an established Swedish community and Alicante airport with direct flights from Stockholm, Gothenburg and Malmö. Orihuela Costa attracts with new builds and golf courses, while Guardamar offers scenic beach surroundings at lower prices.
Costa del Sol has a broader cultural offering and more nightlife but is 20–40 percent higher in price. The Canary Islands give you a milder winter climate but a longer travel time.
Kontakt
We guide Swedish buyers through the entire process — from property search to key handover. Book a free video meeting and we will go through your options.
Book a free consultationLast updated: April 2026. Tax rates, laws and prices may change — contact us for current information.
Decision support
Räkna med 6–12 veckor från det att du hittar rätt bostad till att du har nycklarna. NIE-ansökan tar 1–3 veckor, juridisk granskning 1–2 veckor och perioden mellan köpekontrakt och notarieunderskrift är normalt 4–8 veckor. Tar du bolån i Spanien kan banken behöva ytterligare 4–6 veckor för godkännande.
Ja, du behöver inte vara bosatt i Spanien för att köpa fastighet. Som svensk medborgare och EU-medborgare har du samma rätt att äga fastighet som spanjorer. Du behöver dock ett NIE-nummer och ett spanskt bankkonto. Köpet kan till och med genomföras på distans via fullmakt (poder) till din advokat.
De billigaste regionerna för bostadsköp är Kastilien-La Mancha, Extremadura och delar av Murcia, med priser från 600–900 euro per kvadratmeter. Bland kustområdena erbjuder Costa Blanca syd (Torrevieja, Orihuela Costa) och Costa Cálida de lägsta priserna med lägenheter från 85 000 euro.
Som svensk skatteresident ska du deklarera din spanska fastighet i Sverige. Du betalar dock normalt ingen svensk skatt på den tack vare dubbelbeskattningsavtalet mellan Sverige och Spanien. Eventuella hyresintäkter beskattas i Spanien först och avräknas sedan i din svenska deklaration.
Om du har skrivit ett arras-kontrakt (Contrato de Arras) och säljaren drar sig ur är hen skyldig att betala tillbaka dubbla handpenningen till dig. Har du betalat 10 procent av köpeskillingen som handpenning får du alltså tillbaka 20 procent. Denna regel är fastställd i spansk civilrätt (Código Civil, artikel 1454).
Sources
All costs beyond the purchase price when buying property in Spain: taxes, notary, land registry, lawyer and more. Calculation examples and a region-by-region comparison.
Complete guide to the NIE number: what it is, why you need it, how to apply from Sweden or Spain, and common mistakes to avoid.
Complete guide to mortgages in Spain: which banks lend to Swedes, current rates, down payment requirements and how the application process works.
