Why Spain Is Different
If you've bought a home in Sweden, the Netherlands, or Poland, forget what you know. The Spanish property purchase process follows its own logic — and it works well once you understand it.
The key differences: there's no central land registry check before you make an offer (you do it yourself), deposits are binding contracts (not just good-faith gestures), and a notary doesn't represent you — they represent the state. You need your own lawyer.
This guide walks you through every step, from getting your NIE number to collecting your keys. No legal jargon. Just the process as it actually happens.
Step 1: Get Your NIE Number
The NIE (Número de Identidad de Extranjero) is your foreign identification number. You need it for everything — buying property, opening a bank account, signing contracts.
How to get it: Apply at the Spanish consulate in your home country (fastest), or at the Oficina de Extranjeros in Spain (can take 2–6 weeks).
Documents needed: Passport, completed EX-15 form, reason for application (property purchase).
Cost: ~€12 (tax form 790).
Timeline: 1–2 weeks from consulate, 2–6 weeks in Spain.
Pro tip: start this before you even find a property. Having your NIE ready means you can move fast when you find the right gem.
Step 2: Mortgage Pre-Approval
Spanish banks offer mortgages to non-residents — typically 60–70% of the property value (residents get up to 80%).
Interest rates (2026): Fixed ~3.0–3.5%. Variable Euribor + 1.0–1.5%.
Term: Up to 25 years, maximum age at maturity typically 70–75.
Income requirement: Your mortgage payment should not exceed 30–35% of net income.
Banks: CaixaBank, Sabadell, Bankinter, and UCI (specialist foreign buyer bank) are most active on the coast.
Get pre-approved before house hunting. It tells you your budget and shows sellers you're serious. A good mortgage broker (gestoría) costs €500–€1,000 but saves you time and often gets better rates.
Step 3: The Reservation Deposit (Arras)
Found your gem? The first legal step is the contrato de arras — a reservation contract with a deposit, typically €3,000–€10,000 or 10% of the price.
What it means: If the buyer pulls out, you lose the deposit. If the seller pulls out, they must return double the deposit.
Timeline: The arras gives you 30–60 days to arrange financing, complete due diligence, and prepare for completion.
Your lawyer should check: property registry (Registro de la Propiedad), outstanding debts, community fee status, building licenses, and urban planning compliance — before you sign the arras.
Step 4: Completion at the Notary
Completion day (escritura de compraventa) happens at a Spanish notary's office. Both parties (or their representatives via power of attorney) sign the deed.
What happens: The notary reads the deed aloud, both parties sign, remaining funds are transferred (banker's cheque or wire), and you receive the keys.
After signing: Your lawyer registers the property at the Registro de la Propiedad (1–3 months). Changes utilities, sets up direct debits for IBI and community fees.
The Hidden Costs — Budget 10–13% Extra
Transfer tax (ITP): 7% in Andalucía for resale properties.
New build VAT (IVA): 10% + 1.2% stamp duty (AJD).
Notary fees: €600–€1,200.
Registry fees: €400–€700.
Lawyer: €1,500–€3,000 (1% of purchase price is typical).
Mortgage costs: Valuation €300–€500, arrangement fee 0.5–1%.
Total: budget 10–13% on top of the purchase price. On a €300,000 apartment, that's €30,000–€39,000 in additional costs.
Next step: Ready to start looking? Explore our curated gems — every one comes with full cost transparency so there are no surprises.