The Complete Guide to Buying Property in Spain as a Foreigner (2026)

Spain welcomes tens of thousands of foreign property buyers every year. With over 300 days of sunshine, a relaxed Mediterranean lifestyle, and property prices that still offer exceptional value, the Costa Blanca, Costa del Sol, Costa Cálida, and Costa Almería remain among the most popular destinations for international buyers.

This guide walks you through every step of buying property in Spain as a foreigner, from obtaining your NIE number to collecting the keys.

How Long Does It Take?

The typical timeline from finding a property to receiving your title deed is 3 to 8 weeks. Cash purchases can complete in as little as 3 weeks. With a mortgage, expect 6 to 10 weeks.

Step 1: Obtain Your NIE Number

The NIE (Número de Identidad de Extranjero) is required for buying property, opening a bank account, and signing contracts. Apply in Spain at the Oficina de Extranjería or abroad at a Spanish consulate. A lawyer or gestor can apply on your behalf.

Step 2: Open a Spanish Bank Account

A Spanish bank account simplifies paying deposits, setting up direct debits for utilities and taxes, and receiving mortgage funds. Most banks require your passport, NIE, and proof of address.

Step 3: Find Your Property

Step 4: Make an Offer & Reservation Deposit

Negotiation is normal in Spain. When the seller accepts, you pay a reservation deposit of €3,000–€6,000 to take the property off the market for 2–4 weeks.

Step 5: Contrato de Arras

The binding deposit contract. The buyer pays 10% deposit. If the buyer pulls out, they lose the deposit. If the seller pulls out, they return double. Always have your lawyer review this before signing.

Step 6: Due Diligence

Your lawyer checks:

• Nota Simple: Legal owner, charges, debts
• Cadastral records: Property boundaries and built area
• Town hall: Planning issues or infractions
• Community fees: Outstanding debts
• Utilities: All bills up to date
• Building licence and habitation certificate
• Energy Performance Certificate

Step 7: Completion at the Notary

Completion takes place at a Spanish notary. The notary reads the deed aloud, both parties sign, the buyer pays the remaining balance by banker’s cheque, and the keys are handed over. You can sign remotely via power of attorney.

Step 8: Post-Completion

1. Tax payment: ITP (7–10% depending on region) or IVA + AJD for new builds, within 30 days
2. Land Registry: Escritura inscribed, takes 1–3 months
3. Utility transfers: Water, electricity, gas into your name
4. Community registration: Registered with community administrator
5. Direct debits: IBI, basura, community fees set up

Costa Blanca vs Costa del Sol

Frequently Asked Questions

Can a foreigner buy property in Spain?

Yes. There are no restrictions. You just need a NIE number and passport.

Do I need to be in Spain?

No. You can grant power of attorney to your lawyer to complete the purchase remotely.

What additional costs should I budget?

Approximately 11–14% on top of the purchase price in taxes, notary fees, registry fees, and lawyer fees.