Buying Property in Spain [2026 Guide]
Full legal support for foreigners buying in Spain: NIE, due diligence, contract review, taxes and notary coordination.
Property Purchase Process — Step by Step
Get your NIE
Every foreigner buying in Spain needs a NIE. If you don't have one, we start by getting it urgently. Without a NIE you cannot sign the deed, open a Spanish bank account or pay ITP.
See NIE service →Open a Spanish bank account
You need a Spanish bank account to pay ITP, notary fees and Land Registry costs. We guide you through bank selection and the required documentation.
Property due diligence
Before you sign anything, we verify: Nota Simple (charges, mortgages, ownership), community of owners debts, outstanding IBI bills, planning status (licences, protected housing), and any ongoing disputes.
Review the arras contract
The arras contract is the first document you sign and involves a financial commitment (typically 10% of the price). We review it in detail to ensure the timelines, withdrawal conditions and penalties protect you.
Prepare the notarial deed
We coordinate with the notary, bank (if mortgage), seller and estate agent to prepare the purchase deed. We review the draft before signing.
Sign at the notary (in person or by power of attorney)
If you can attend, we accompany you. If not, we act via power of attorney. The public deed is signed before a notary, and legal ownership transfers at that moment.
Tax settlement and Land Registry registration
We settle ITP (7% for resale) or VAT 10% + AJD 1.5% (new builds) with the tax authority and register the property in your name at the Land Registry.
Due Diligence: What We Check Before You Sign
Due diligence is the legal and planning verification of a property before purchase. It is the difference between buying with confidence and buying a problem. At Costa Expat we verify:
Land Registry (Nota Simple)
We confirm the legal owner, ensure the description matches, and check for mortgages, embargoes or preventive annotations.
Community of owners debts
We verify there are no unpaid community fees. The buyer inherits these debts if not checked before purchase.
IBI and municipal charges
We check IBI (property tax) receipts are up to date and no other municipal charges are outstanding.
Planning and licences
We verify the property has building permits, a habitability certificate or first occupation licence, and no ongoing enforcement proceedings.
Charges and encumbrances
We review surface rights, easements, usufructs and other charges that could affect use or value.
Existing mortgage
If the seller has a mortgage, we coordinate its cancellation at the time of purchase via subrogation or notarial cancellation.
Property Purchase Costs and Taxes in Spain (2026)
In addition to the purchase price, you should budget 10–13% of the price in additional costs. Here is the full breakdown for Andalucía:
| Item | Resale | New build | Note |
|---|---|---|---|
| ITP (Transfer Tax) | 7% | — | On purchase price. Andalucía has reduced rate of 3.5% for under-35s and large families. |
| VAT (IVA) | — | 10% | New builds only. Developer collects and pays to tax authority. |
| AJD (Stamp Duty) | 1.5% | 1.5% | Only on properties with a mortgage or new build deeds. |
| Notary fees | 0.1–0.5% | 0.1–0.5% | Varies with price. Set by official fee schedule. |
| Land Registry | 0.1–0.25% | 0.1–0.25% | Registering the property in your name. |
| Gestoría (if applicable) | €300–600 | €300–600 | If notary or bank manages tax and registry procedures. |
| Costa Expat fees | Contact us | Contact us | Due diligence, contract review, coordination, representation. |
| TOTAL ESTIMATE (on purchase price) | ~9–10% | ~12–13% | Indicative. Depends on property price. |
Practical example: Resale property purchase in Marbella for €350,000: ITP (7%) = €24,500 + Notary = ~€700 + Registry = ~€600 = Total costs ~€25,800. Plus Costa Expat fees.
Can I Buy Without Travelling to Spain?
Yes. Many of our clients purchase their Costa del Sol property without travelling to Spain for any of the legal steps. The mechanism is the power of attorney (poder notarial).
You sign the power of attorney before a notary in your country, it is apostilled and sworn-translated into Spanish, and our team acts on your behalf in all steps: due diligence, arras contract review, negotiation, and final signing at the notary.
The process with power of attorney
- 1.Send us the details of the property you want to buy
- 2.We carry out due diligence and report back to you
- 3.If everything is in order, you sign the power of attorney in your country
- 4.You apostille it and send it to us with your passport
- 5.We manage the entire purchase on your behalf
- 6.You receive the title deed in your name
What Our Property Purchase Service Includes
FAQ
Calculate Your Purchase Costs & Download as PDF
ITP, VAT, notary, registry & more — generate a personalised report with Costa Expat branding.
Property Purchase Cost Calculator 2026
ITP, VAT, notary, registry & more — with downloadable PDF
Cost breakdown
Additional on price: 7.6%
Indicative estimate for Andalucía 2026. Exact amount depends on municipality, cadastral value and negotiation. Costa Expat fees not included.
Buying on Costa del Sol?
Tell us about the property you have in mind. We do the due diligence and tell you if it's a safe purchase.