A buying a house in Spain is a dream for many: sun, tapas and your own place under palm trees. But once you really start looking, you soon realise that it is buying process in Spain is a little different than in the Netherlands. Don't worry - with the right preparation and local knowledge, you will come a long way.

In this guide, you will read step by step how buying a property in Spain works, what to look out for, and how to avoid falling into the familiar pitfalls.

1. Start with a clear plan

Before you enthusiastically start looking at houses, it is important to have clarity what kind of property you are looking for and above all why.

Do you want a holiday home, emigrate or invest in a rental property? That will determine which region and type of house suits you.

By clearly outlining your goals and requirements in advance, you can search in a focused way and avoid getting caught up in too many options or beautiful properties that don't ultimately fit your plans. It is also a good basis for working more easily with a property finder or estate agent later on, so they know exactly what you are looking for.

The Costa Blanca - and in particular Dénia, Jávea and Moraira - is very popular for its mild climate, nature and good facilities. Here you will still find authentic Spanish atmosphere, combined with international conviviality.

2. Calculate well

At the buying a property in Spain come with additional costs, on average about 10-14% of the purchase price. These consist of:

• Transfer tax ITP or VAT (region-specific); For existing dwellings (resale), the Comunidad Valenciana applies a ITP from 10 %. With new construction, you pay VAT (IVA) 10 %
• In addition, in new construction: stamp duty (AJD) of 1.5 % in the Comunidad Valenciana. stamp duty, or document tax, you pay specifically on official notarial deeds of new construction or other legal documents.
• Notary fees and registration fees; ~0.2 - 0.5% of the purchase price
• Lawyer fees and any translations. ~1% of the purchase price

In addition, there are annual charges such as the IBI (property tax), insurance and common charges at flats.

💡 Tip: Also count water, electricity and internet connections in your budget. These often need to be reapplied for or converted after the sale.

3. Financing and payment

Non-residents (non-residents) in Spain can usually up to 70% mortgage get.
Make sure you get a NIE number (Número de Identificación de Extranjero) applies and a Spanish bank account opens. Without them, you cannot buy a house or perform notarial acts.

Applying for a Spanish mortgage often takes longer than in the Netherlands, so start early. I can help you by contacting reliable banks and financial advisers.

What is an NIE number and why is it so important?

A NIE number (Número de Identificación de Extranjero) is a unique identification number for foreigners in Spain. It is essential for almost anything to do with living, working or buying in Spain. Without an NIE, for example, you can not buy a house, open a bank account, sign a contract or take care of tax matters. Even when delivering parcels, they ask for this number. So it really is your personal key to be officially active in Spain. 

4. Check the legal side

The legal control of the property is essential in Spain. Always have a Note Simple (property survey) so you know who officially owns the house and whether there are any debts on it.

Also check that all building elements are legally registered - outbuildings or swimming pools are not always in the cadastral records. Sometimes the swimming pool is already registered and the house is not yet.

Because the Spanish notary mainly supervises the signature but does not do an in-depth check, a independent lawyer indispensable. Who checks documents, permits and contracts so you can buy with certainty.

5. Reservation contract: the first step to security

When you have found a property, often a Booking contract (Contrato de Reserva) prepared.
You then pay an advance (usually between €3,000 and €6,000) which temporarily removes the property from the market.

This shows that you are serious, but you still retain room to abandon the sale if legal or construction issues arise.

6. Provisional sales contract

The next step is the preliminary contract of sale, setting out the main conditions:

• Purchase price and payment terms,

• Transfer date,

• Any resolutive clauses.

With this contract, you usually pay 10% of the purchase price as a down payment.
If you then withdraw without a valid reason, you lose this amount. If the seller does, he has to pay back double the amount.

Tip: Have this contract always check by your lawyer. Small mistakes here can have big consequences.

7. Signing at the notary

The final step of the buying process in Spain is the transfer at the Notario.
Here, the deed of sale (Escritura Pública) signed, the remaining amount paid and you officially receive the keys.

From then on, you are the rightful owner of the property.
The notary takes care of registration with the land registry (Registro de la Propiedad) and provides legal certainty on the transfer of ownership.

8. Common mistakes

Buying a property in Spain is a fantastic adventure, but watch out for these pitfalls:

• Rely on photos only (always go and see for yourself).

• Don't hire a lawyer.

• Thinking that “it works the same here as in the Netherlands”.

By being well prepared and having independent guidance, you avoid disappointments as well as expensive surprises.

Tip from Marion

“Take time to get to know the area. Go out of season too, talk to neighbours and get a taste of local life.
Are you ready to take the plunge? If so, I would be happy to organise a sightseeing trip in which I take you to carefully selected homes that really suit you.”

Do you want to know specifically what is in Dénia, Jávea or Moraira for sale within your budget?
I will send you three current examples with no obligation. Afterwards, you can also opt for my extensive search process. 

This will give you an instant picture of the market - and maybe your Spanish dream home is closer than you think.