Comprar una propiedad en España: Su guía completa

Comprar una propiedad en España es un sueño para muchos.

El clima, el estilo de vida, la cultura y el ritmo de vida más pausado son solo algunas de las razones por las que tantas personas deciden adquirir una propiedad en España cada año. 

Es cierto que ha habido momentos en que la confianza de los compradores flaqueó. Durante los años del boom inmobiliario, no todos actuaron de forma ética y, lamentablemente, algunas personas aprovecharon el entusiasmo de los compradores extranjeros. Desde entonces, el marco legal se ha reforzado considerablemente y los compradores están ahora mejor informados. La recesión eliminó a la mayoría de aquellos con reputación menos que impecable.  

Esta guía está pensada para quien considere comprar una propiedad en España. Te acompaña paso a paso por el proceso de compraventa, ayudándote a entender qué esperar y qué evitar.

Contenido

1. ¿Cómo empezar?
2. Elegir la propiedad
3. Hipotecas
4. ¿Cuánto cuesta comprar una casa en España?
5. Cambio de divisa si no tienes euros
6. ¿Cómo visitar propiedades?
7. ¿Qué necesitas para realizar la compra?
8. El asesor legal (abogado)
9. ¿Qué hacer una vez elegida la vivienda?
10. Revisión de la propiedad
11. Verificar la documentación
12. Después de la venta
13. Resumen

1. ¿Cómo empezar?

Muchas personas comienzan su búsqueda de vivienda en España mientras están de vacaciones en el país. Quizá han visitado una región concreta varias veces y han creado un vínculo con ella, o quizás tienen amigos o familiares que ya residen allí.

Si este es tu caso, probablemente ya tengas una buena idea de por dónde empezar a buscar. Gracias a Internet, existen innumerables recursos para investigar propiedades en línea, pero nada sustituye a la exploración presencial. Si tienes familiares o amigos en España, estás en una excelente posición para empezar a visitar zonas y posibles viviendas.

En otros casos, no hay un vínculo específico con una región, solo el deseo general de adquirir una casa en un país cálido y soleado. España sigue siendo una de las principales opciones para compradores internacionales. Para los europeos, está cerca y ofrece un clima agradable. Con sus paisajes y opciones de estilo de vida diversos, atiende a una variedad de gustos y preferencias.

La investigación es fundamental. Libros, recursos en línea y portales inmobiliarios te ayudarán a comenzar. Sin embargo, es especialmente útil hablar con alguien que ya haya pasado por el proceso. El equipo de Silc Estates está siempre dispuesto a ofrecer asesoramiento honesto e información detallada sobre distintas regiones. No dudes en contactarnos con tus preguntas.

2. Elegir la propiedad

Uno de los factores más importantes en tu decisión será la ubicación. Antes de comenzar a visitar propiedades, tómate el tiempo de considerar estas preguntas:

• ¿Cuál es mi motivo principal para comprar una casa en España y cómo influye ello en la mejor ubicación?
  
• ¿Cuáles son mis principales prioridades en cuanto a entorno y localización?
  
• ¿Prefiero vivir en el campo, cerca de la playa, cerca de un campo de golf, en una urbanización residencial o en un pueblo con encanto?
  
• ¿Deseo vivir en una comunidad donde se hable español o prefiero un entorno más internacional o turístico?
  
• ¿Cómo podrían cambiar mi estilo de vida y necesidades dentro de 10 años?
• ¿Necesito ciertos servicios cercanos, como centros médicos o supermercados?
• ¿Dispondré de coche o necesitaré que todo esté a poca distancia?

Con una idea aproximada del área preferida, puedes empezar a filtrar tipos concretos de propiedad. Pregúntate:

• ¿Busco un apartamento o una casa independiente?
• ¿Qué características exteriores son importantes para mí? ¿Un jardín? ¿Un solárium? ¿Una piscina?
• ¿Cuántas habitaciones necesito? etc...

Otros aspectos clave son el tamaño, número de plantas y orientación de la vivienda. Tu decisión debe tener en cuenta tanto tus objetivos a corto plazo como tus planes a largo plazo. Por ejemplo, los no residentes deberían considerar el mantenimiento. Un jardín amplio o una piscina privada requieren cuidados durante todo el año, lo cual puede ser un reto si no resides en España a tiempo completo.

Si planeas convertirte en residente a tiempo completo ahora o en el futuro, quizá necesites más espacio de almacenaje, una zona de estar más amplia y posiblemente garaje o aparcamiento cubierto.

También piensa en el entorno inmediato. ¿Te gusta tener vecinos amables y actividad social alrededor, o prefieres paz, tranquilidad y privacidad?

3. Hipotecas

Es esencial calcular qué desembolso puedes permitirte y entender qué tipo de propiedad se ajusta a tu presupuesto en la zona elegida. Si planeas financiar la compra con hipoteca, conviene explorar esta opción al principio del proceso. Así tendrás una idea clara del rango de precios y sabrás seleccionar propiedades dentro de tu alcance económico.

Ten en cuenta lo siguiente: si necesitas hipoteca, los bancos españoles solo conceden préstamos sobre propiedades completamente terminadas. Por tanto, si te interesa una obra nueva, deberás hipotecar otra propiedad o financiar solo el pago final una vez terminada.

Obtener una hipoteca en España

Applying for a mortgage in Spain is quite similar to the process in most other countries. However, banks are more cautious than they used to be. They typically require a significant deposit and will ask for comprehensive documentation to prove that you have a stable income and the ability to repay the loan now and in the future.

The maximum mortgage term in Spain is 30 years, and the loan must be fully repaid before the borrower reaches retirement age. Spanish legislation has strengthened borrower protections, requiring that the mortgage terms be clearly explained to the buyer by a Notary several days before signing. Buyers must sign a declaration stating they understand and accept all terms and conditions.

Steps for obtaining a mortgage:

• Decide how much you want to borrow. Consider not just the monthly payments but also the upfront and administrative expenses.
• Compare offers from different banks or mortgage brokers.
• Make sure you fully understand the terms and conditions.
• Request a written mortgage offer that includes all the financial details and a full draft of the contract.

Once you have accepted the mortgage terms:

• The Notary will prepare the Mortgage Deed.
• The Mortgage Deed will be signed at the same time as the Title Deed.
• After signing, the Notary will send an electronic copy of the documents to the Land Registry, followed by official paper versions.

If you later decide to pay off your mortgage early, you must inform the Land Registry. The bank must send a representative to sign the Mortgage Cancellation Deed at the Notary's office, which is then filed with the Registry.

In addition to interest payments, lenders may charge administrative fees, typically amounting to around 2% of the mortgage amount. Be sure you understand these costs in advance.

Documents required for a mortgage:

• Employment stability: proof that you are in stable employment or have long-term income
• Income: recent payslips or income verification
• Financial background: evidence of any previous loans, debts, or late payments, usually via a bank certificate
• Assets: list of other properties or investments you own
• Guarantors: if someone will co-sign or guarantee the loan
• Additional guarantees: pension plans, savings accounts, or other assets

Costs associated with taking out a mortgage:

• Property valuation costs
• Commission or arrangement fees
• Early cancellation fees (if applicable)
• Compulsory insurance (at minimum, fire insurance, but often also household insurance and sometimes payment protection insurance)
• Associated products or services from the bank, such as credit cards or account fees

At Silc Estates, we work with well-established banks that can support you through the mortgage process in Spain. We are happy to guide you and help coordinate with trusted financial providers.

4. How Much Does It Cost to Buy a Property in Spain?

Before beginning your property search, it's essential to have a clear understanding of the total budget you'll need—not just for the purchase price of the property itself, but also for the associated legal, tax, and administrative costs that come with buying in Spain.

Estimated Purchase Costs

In general, we recommend allowing approximately 14% on top of the property price to cover all additional expenses. Here's what that includes:

• Notary Fees Notary charges in Spain are regulated by law and depend on the property's value and the complexity of the Title Deed. As a guideline, expect to pay from €800.
• Land Registry Fees The Title Deed must be registered at the Registro de la Propiedad (Land Registry), which protects property ownership rights. Fees generally start from €400, based on the property's declared value.

External Costs

There are other additional expenses that apply in some cases depending on individual circumstances. For example, if you have never had a fiscal interest in Spain before, you will need an NIE number before you can open a bank account or purchase your property.

You will also need a power of attorney if you are unable to be here in person and need to appoint an adviser you trust in Spain to act on your behalf.  This is usually your solicitor.

Taxes on Property Purchase

Taxes vary depending on whether you are buying a new build or a resale property:

Type of property	Tax payable
New build	IVA (VAT) 10% Stamp duty (AJD) 1.5%* in the Valencia Community
Resale	ITP (transfer tax) 10%* in the Valencia Community

*Estas tarifas son aplicables hoy en la Comunidad Valenciana y pueden variar en otras regiones

Note: If the seller is a non-resident, 3% of the purchase price is typically withheld by the buyer’s lawyer and paid directly to the Spanish Tax Authority as a withholding against capital gains tax. If no profit was made, the seller may later claim a refund.

Legal Fees

Hiring an independent solicitor is crucial to protect your interests and ensure the legal side of your purchase is handled correctly. Your solicitor should:

• Offer a personalised, obligation-free quote
• Be experienced in Spanish property law
• Speak your native language for clear communication
• Have no conflict of interest with other parties involved

Solicitors also typically handle utility registrations and ownership transfers on your behalf.

Utility Setup

• New Builds: You’ll pay activation fees for water, electricity, and possibly gas (cost varies by location).
• Resales: You’ll pay to transfer the existing utility contracts into your name.

Additionally, factor in any furnishing or renovation costs if the property is unfurnished or requires updates.

Ongoing (Annual) Ownership Costs

Once the property is yours, several annual expenses apply:

IBI / Suma (Local Property Tax)

This is similar to council tax and is based on the rateable value of the property as determined by the local authority.

Non-Resident Income Tax

Even if you don’t rent out your home, non-residents must pay income tax on second homes.

• Tax Base:
  • 1.1% of the rateable value (if revised within the past 10 years)
  • 2% if not revised
• Tax Rate:
  • 19% for EU, Iceland, and Norway residents
  • 24% for all others
• Due: Annually by December 31 via Form 210. Your solicitor or fiscal representative will assist with this.

Example:

A property has a rateable value of € 54,000 assuming it had been reviewed in the previous 10 years. The property was bought by an EU resident on 30/09/2022. On 31st December 2022, the tax payable would be calculated as follows: Tax base: € 54,000 X 1.1% X (92/365 days) = € 149.72.

Amount payable: 19% X €149.72  = € 28.45 to be paid during the calendar year 2022.

Community Fees

Applicable if the property is part of a residential complex. These cover:

• Pool and garden maintenance
• Communal electricity and water
• Lift maintenance, etc.

Utilities

Standard monthly or bi-monthly charges for:

• Water
• Electricity
• Gas (where applicable)

Once you’ve calculated your total budget and ongoing costs, and you’re confident the investment aligns with your financial situation, you’re ready to take the next step toward owning your dream home in Spain.

5. Currency exchange if you do not have euros

Transferring money between countries can be expensive, especially when currency exchange rates and bank fees are not in your favour. If you are converting large sums to euros, losses can quickly add up.

When using traditional banks, they often:

• Choose the conversion date that benefits them most
• Charge up to 3% of the transaction value in hidden fees
• Add SWIFT fees of approximately 0.6%

A better alternative is using a specialised currency exchange company. These companies often hold funds in both countries, so rather than transferring the money internationally, the funds are settled locally in each currency. This helps avoid fees and ensures you get a more favourable exchange rate.

At Silc Estates, we work with a trusted currency exchange partner who offers excellent rates and reliable service. Please contact us for more information or a personalised introduction.

6. How to go about visiting properties

You can contact us at Silc Estates by emailing [email protected] to arrange property viewings that suit your schedule.

If you already have a trip to Spain planned, we can coordinate viewings during your stay. We also offer virtual visits via video call. These allow you to view properties, explore the local area, and ask questions without leaving your home.

We are committed to showing you as many properties as you need, virtually or in person, until you feel completely confident with your choice.

We also organise Inspection Visits. These are short, focused trips to Spain (usually 2 or 3 days) where you can view the properties and areas you're most interested in. If you purchase a property through us, we will reimburse part of your travel and accommodation costs. Please contact us for full details and note that proof of payment will be required for reimbursement.

7. What you need to be able to buy a property in Spain

To purchase property in Spain, you will need the following:

• A valid passport or national ID card
• A foreigners’ identification number (NIE), which can be obtained from the Spanish Consulate or Embassy in your home country, or via a solicitor in Spain
• A Spanish bank account for transferring funds and managing ongoing expenses

In addition, the Spanish authorities require full transparency on the origin of funds. This means you will need to present details of the bank account from which payments will be made. This is part of Spain’s anti-money laundering regulations.

It is strongly recommended that you appoint a solicitor early in the process. Your solicitor will:

• Help you obtain your NIE number
• Open a Spanish bank account on your behalf (if you give them power of attorney)
• Manage your property transaction from start to finish

Having professional legal support ensures a smoother, safer, and more efficient buying experience.

8. The Solicitor

It is very important that the legalities are completed by a competent solicitor. You should have your own representative who is looking after your interests when the contract is exchanged. Choose a solicitor who you can communicate with easily in your native language but who is also a specialist in Spanish property law.

Their role includes:

• Verifying that the estate agent is legally authorised to market the property
• Ensuring the property is free from debts, charges, and legal disputes
• Reviewing all contracts before you sign anything
• Representing you at the Notary’s office
• Preparing for the Title Deed signing
• Registering the property in your name at the Spanish Land Registry
• Helping with utility transfers and translations if needed

Communication is key. If you are not fluent in Spanish, make sure your solicitor is part of a legal practice that offers services in your language.

9. What to do once you have chosen your dream home

Once you have found the property you want to purchase, the next step is to reserve it by signing a reservation contract and paying a deposit. This deposit is usually non-refundable if you change your mind, so be sure of your decision before signing.

If you are buying a new build property, the next step after the reservation is typically the purchase-sale contract, which is signed about a month later along with a second payment. Each developer has its own payment schedule, and it is vital that you:

• Understand exactly how much is due and when
• Ensure that you will be able to meet all payment deadlines to avoid penalties or losing the reservation

Your solicitor should now begin full due diligence on the property. This includes:

• Verifying ownership and legal status
• Checking the developer’s licences and guarantees (for new builds)
• Reviewing the contract terms and confirming they protect your interests

If everything is in order, your solicitor will prepare for the final signing of the Title Deed (Escritura Pública de Compraventa) at the Notary’s office. At this point, the remaining balance will be paid and the property will officially be transferred into your name.

10. Checking out the property

The process of checking a property in Spain may seem similar to what you’d expect in your home country, but the fact that you are buying abroad, in a different legal system, makes it essential to have a solicitor carry out a comprehensive due diligence check.

There are four key areas your solicitor should investigate:

Legal status of the property

Your solicitor must request and examine the nota simple, a document from the Spanish Land Registry that includes:

• A description of the property (boundaries, floor area, number of storeys)
• Ownership information
• Existing mortgages, loans, or debts
• Details of the community of owners (if applicable)
• Outstanding property taxes
• Planning compliance and construction history

In addition, your solicitor will request documentation from the Cadastral Registry, which includes:

• Confirmation that the number of square metres listed in the Title Deed is correct
• The Cadastral reference number
• A review of the Cadastral plan, which shows any unregistered construction

They will compare both registry records and the Title Deed to ensure everything is accurate and consistent.

Your solicitor must also check that the property has a valid certificate of habitation, now referred to as the Licencia de Primera Ocupación for new builds, or the Licencia de Segunda Ocupación for resale homes. These certificates are issued by the town hall and confirm that the property and the surrounding development are legally completed and suitable for habitation.

If you plan to take out a mortgage, or the new owner needs to contract utilities, this certificate will be required. A property cannot be connected to water or electricity without it.

Utilities and taxes check

Your solicitor must confirm that all bills are paid and up to date. Any unpaid debts on the property must be cleared before the sale can proceed. This includes:

• Electricity
• Water
• Gas
• Refuse collection
• Community fees
• Local property taxes (IBI/SUMA)
• Plusvalía tax

Legal status of home improvements

Any additional construction, extensions, or renovations made to the property should be officially declared and recorded in the Land Registry and Cadastral Register. If not, the property could be subject to fines or demolition orders, or you might not be able to sell it in the future without legalising the changes.

Architect’s inspection

A professional architect should inspect the property and evaluate it against Spanish building standards. This technical check will help identify any construction defects, structural issues, or hidden problems before you commit to buying.

Although this may seem like a long list, skipping any of these checks could lead to complications later. It is far better to uncover and resolve issues before finalising your purchase.

Community of owners

If the property is part of a community of owners (comunidad de propietarios), it is important to understand how it operates.

This community is responsible for maintaining shared spaces and amenities such as:

• Swimming pools
• Gardens
• Hallways and stairwells
• Elevators
• Lighting
• Drainage and plumbing systems

Every owner pays a share of the maintenance costs via community fees. Decisions about upkeep and improvements are made in formal meetings, and you, as a future owner, will have a vote.

If you plan to renovate your property, you must first obtain approval from the community of owners, in addition to applying for the necessary licences from the town hall.

Most communities hire an Administrador de Fincas (property administrator), who handles administrative tasks, ensures compliance with the law, and supports the community president. Communities vary in efficiency, so it’s worth enquiring about how well the community is managed.

EPC – Energy Performance Certificate

Every property for sale or rent in Spain must have an Energy Performance Certificate (EPC). This certificate provides an energy efficiency rating from A (most efficient) to G (least efficient).

The EPC considers the property's energy consumption, including heating, cooling, and water use.

It is the seller’s responsibility (or the developer’s, in the case of a new property) to provide this document before the sale is completed.

11. Making sure your paperwork is in order

Your solicitor plays a key role in not only checking the legal status of the property, but also ensuring that your own documentation is complete. The two most important legal elements for foreign buyers are the NIE and the power of attorney (if you cannot be present for the purchase).

The NIE (Número de Identificación de Extranjeros)

This is your foreigner identification number. You cannot buy property, open a bank account, or pay taxes in Spain without it.

You must apply in person at a Foreigner’s Office (Oficina de Extranjeros) or a National Police Station in Spain. Alternatively, a solicitor with power of attorney can obtain it for you without you needing to travel.

In some cases, it is possible to apply for the NIE via a Spanish consulate in your home country.

Power of attorney (Poder Notarial)

If you are unable to attend key appointments in person, such as meetings with the Notary or signing documents, you can grant power of attorney to your solicitor or another trusted representative.

This legal document allows your representative to act on your behalf for specific transactions, including:

• Applying for your NIE
• Opening a Spanish bank account
• Signing contracts
• Completing the purchase and Title Deed signing
• Managing tax declarations

Power of attorney must be signed in front of a Notary, either in Spain or in your home country (if done abroad, it must include the apostille for legal recognition).

This is an efficient way to progress your purchase without needing to be physically present in Spain at each stage.

Signing the Title Deed (Escritura de Compraventa)

Once all legal checks are complete and the payment schedule has been fulfilled, the final step is signing the Title Deed at the Notary's office.

The buyer has the right to choose the Notary who will officiate this signing.

The Notary will:

• Verify the identities of the buyer and seller
• Confirm the property description
• Disclose any debts attached to the property
• Ensure all taxes and community fees are up to date
• Register the change of ownership with the relevant tax offices and council
• Confirm payment and clarify which party is covering specific costs

Once you sign the Title Deed, the sale is final. Never sign a document you do not fully understand. Ask your solicitor to explain everything in detail before signing.

After the signing, you will be given a copy of the Title Deed, called the Copia Simple. If you are purchasing with a mortgage, the original Title Deed and the Mortgage Deed will be kept by the bank until the loan is repaid. Once paid off, you will receive both documents.

If you purchase without a mortgage, you will receive the original Title Deed once the property is officially registered in your name at the Land Registry. Be sure to note the Notary’s name and location in case you ever need a duplicate copy in the future.

At this point, you are officially the legal owner of your new home in Spain.

12. After the sale

After the Title Deed is signed, several important steps still need to be completed:

• The property must be registered at the Land Registry in your name
• The utility companies must be notified of the change in ownership

Your solicitor will typically manage these administrative updates.

You must now also settle all payments with your solicitor or legal representative. Be sure to request:

• A detailed, itemised invoice for all services provided
• Original invoices for the Notary fees, Land Registry charges, and taxes paid

These documents are important for your own records, for future sales, or in case you need to apply for refunds or submit any legal declarations.

Keep all your contracts, receipts, certificates, and guarantees safe and organised. They form the legal and financial record of your property purchase in Spain.

13. Summary

Buying a property in Spain can be a highly rewarding experience, but like any property purchase, it requires careful planning, informed decision-making, and trusted professional guidance. Here are the key points to keep in mind:

• Do your research. Learn about the different regions in Spain and explore the areas where you might want to live. Who lives there? What are the amenities, transport links, and lifestyle like? First-hand knowledge is invaluable.
• Think long term. Consider your current needs and how they may evolve in the future. The location is often more important than the property itself. Proximity to healthcare, shops, public transport, and your preferred climate or social environment will all play a role in your long-term satisfaction.
• Set a realistic budget. In addition to the price of the property, allow for an extra 14% in additional costs, which include taxes, legal fees, notary and registry charges.  Mortgage-related costs also need to be added if applicable.
• Plan for ongoing expenses. After your purchase, you will still have responsibilities. These include property tax (IBI/SUMA), non-resident income tax, utilities, and community fees if the property is part of a shared development. Make sure your budget accounts for all annual maintenance and ownership costs.
• Hire an independent solicitor. This is one of the most important decisions you’ll make. Your solicitor should represent only your interests, have no conflict of interest with the seller or developer, and preferably speak your native language fluently. They will guide you through every legal step and ensure your purchase is 100% secure.
• Stay involved and informed. Ask questions and request updates throughout the buying process. Make sure you understand each document before signing. If something is unclear, your solicitor should take the time to explain it in full.
• Be prepared for the steps after the sale. Once the property is yours, ensure all necessary utility and tax registrations are updated. Request copies of all receipts, contracts, and legal documentation. Keep everything organised for future reference.

Enjoy your new home in Spain!

We hope you have found this guide helpful. Our goal has been to provide a comprehensive overview of the Spanish property buying process and to equip you with the information you need to move forward with confidence.

Spain offers a wide variety of properties to suit every budget and lifestyle. Whether you're seeking a coastal retreat, a countryside escape, or a full-time residence, there is something for everyone.

By following the advice in this guide, and working with experienced professionals like the team at Silc Estates, you can look forward to enjoying your own home in the sun, safely and securely.

Legal support from Ábaco Advisers

This guide has been produced with the support of Ábaco Advisers, an independent firm of legal and tax professionals specialising in Spanish property law. Since 1999, they have been helping international clients purchase homes in Spain with clarity and peace of mind.

Ábaco Advisers offers:

• Over 20 years of legal experience in Spanish property law
• A team of more than 40 experts, including lawyers, solicitors, tax advisers, and economists
• Personalised service in 8 languages: English, Spanish, Dutch, French, German, Swedish, Norwegian, and Russian
• A proven track record with more than 38,000 satisfied property buyers in Spain
• Transparent, easy-to-understand advice and legal protection every step of the way

All their services fully comply with Spanish law, ensuring that your rights are protected throughout the process. Communication in your native language is a priority.

Contact information

You can reach Ábaco Advisers at any of their three offices:

Torrevieja Office C/ María Parodi, 8 - 3º 03181 Torrevieja (Alicante) Email: [email protected] Tel.: +34 96 670 3750

Alicante Office Plaza Calvo Sotelo, 12 - 2º 03001 Alicante Email: [email protected] Tel: +34 96 514 6794

Marbella Office Urb. La Alzambra, local 3-1 29660 Marbella (Málaga) Email: [email protected] Tel: +34 95 280 7530

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