Step-by-step guide for foreign buyers
Buying property in Spain is a transparent and safe process if you know the rules. In this guide, we cover every step: from getting your NIE to signing at the notary.
**NIE (Número de Identificación de Extranjero)** — foreigner identification number, mandatory for any transactions in Spain.
- At Spanish consulate in your country (2-4 weeks)
- In person in Spain at police station (1-3 weeks)
- Through power of attorney with our help (we do it for you)
- Passport + copy
- Completed form EX-15
- Proof of reason (preliminary purchase agreement)
**Cost:** €9.84 (government fee)
You'll need a Spanish bank account to buy property.
- Sabadell
- CaixaBank
- BBVA
- Santander
- Passport
- NIE
- Proof of income/employment
- Criminal record certificate (sometimes)
**Opening time:** 1-3 days
**Cost:** Free or €50-100/year
We accompany you to the bank and help with document translation.
**Nota Simple** — property registry extract
- Who is the owner
- Any encumbrances/mortgages
- Plot area and boundaries
**Debt-free certificate**
- Utility payments
- IBI tax
- Community fees
**Licenses and permits**
- First occupation license (for new builds)
- Building compliance
- Energy certificate
**Technical inspection**
- Structural condition
- Utilities
- Hidden defects
Our lawyer conducts full verification before deposit.
- Amount: €3,000 - €10,000
- Term: 7-14 days
- Refundable if cancelled (usually)
- Deposit: 10% of price
- If buyer withdraws — loses deposit
- If seller withdraws — returns double deposit
- Time to completion: 1-3 months
- Price and payment terms
- Notary signing date
- List of included furniture/appliances
- Penalty clauses
- Up to 70% of value (residents — up to 80%)
- Rate: 3-4% annually (fixed or variable)
- Term: up to 25-30 years
- Borrower age: up to 75 at repayment
- NIE and passport
- Income proof (2-3 years)
- Tax returns
- Bank statements
- Employment contract or self-employment docs
1. Pre-approval (1-2 weeks)
2. Bank property valuation (€300-500)
3. Final approval (2-4 weeks)
4. Signing at notary with purchase deed
We work with mortgage brokers who find the best terms.
- Buyer (or representative with power of attorney)
- Seller
- Notary
- Bank representative (if mortgage)
- Translator (if needed)
1. Notary reads the contract
2. Document and payment verification
3. All parties sign
4. Key handover
- Bank check (ordered in advance)
- Or transfer on the day
- Land Registry registration (1-2 months)
- Utility transfer
- Tax payment within 30 days
| Cost Item | Rate |
|---|---|
| ITP (resale)Transfer tax (Andalucía) | 7% |
| VAT (new build)VAT on new properties | 10% |
| AJD (new build)Stamp duty | 1.2% |
| NotaryDepends on value | 0.5-1% |
| RegistrationLand Registry | 0.5-1% |
| LawyerMinimum €1,500 recommended | 1% |
| Total: 10-13% of property value | |
Yes, citizens of any country can freely buy property in Spain. There are no citizenship restrictions. You only need NIE and money.
From search to keys — usually 2-3 months. If property is found and no mortgage — can close in 3-4 weeks.
No, you can grant power of attorney to our lawyer. Many clients buy remotely, only coming for viewings.
When buying property from €500,000, you get Spanish residency (Golden Visa) for the whole family. This gives the right to live in the EU.