Quick answer
Anyone can buy property in Spain — you just need a NIE and a Spanish bank account. Budget ~10–13% on top of the price for taxes and fees: ITP (≈6–10%) on resale homes, or 10% IVA + AJD on new builds, plus notary, registry and a lawyer. Buying no longer grants residency (the Golden Visa ended April 2025).
The costs, broken down
| Cost | Typical | Notes |
|---|---|---|
| ITP (resale) or IVA+AJD (new) | ~6–10% resale · 10% + 1–1.5% new | The biggest cost; varies by region |
| Notary | ~0.1–0.5% | Public deed (escritura) |
| Land registry | ~0.1–0.4% | Registering the title |
| Legal / conveyancing | ~1% or fixed fee | Independent property lawyer |
| Mortgage costs | varies | Valuation + your own mortgage set-up |
ITP/IVA rates vary by region — always confirm the rate where you're buying.
The buying process, step by step
- 1Get your NIE & open a bank accountBoth are needed to pay and complete.
- 2Make an offer & sign the reservationA small deposit takes the property off the market.
- 3Due diligence & Arras contractYour lawyer checks debts/licences; you sign the deposit contract (usually 10%).
- 4Sign at the notary (escritura)Pay the balance and taxes; you get the public deed.
- 5Register the titleThe property is registered in your name at the Land Registry.
Financing the purchase? See our non-resident mortgage guide — expect a 30–40% deposit plus the ~10–13% costs above.
Common mistakes
- ✕Under-budgeting — the ~10–13% of taxes and fees are on top of the price.
- ✕Skipping an independent lawyer (using only the seller's or agent's).
- ✕Not checking for outstanding debts, IBI arrears or illegal extensions before signing.
- ✕Forgetting non-resident income tax and IBI as ongoing yearly costs.
Buy with confidence
Tell us about your purchase and we'll match you with an English-speaking property lawyer (and a mortgage broker if you need finance) — free, no obligation.
Get matched with a property lawyerFrequently asked questions
Can a foreigner buy property in Spain?▼
Yes. There are no restrictions on foreigners (EU or non-EU) buying property in Spain. You'll need a NIE number and, in practice, a Spanish bank account. Buying property does not by itself grant residency (the Golden Visa ended in April 2025).
How much tax do you pay when buying property in Spain?▼
Budget roughly 10–13% on top of the purchase price. Resale homes pay ITP (transfer tax) of about 6–10% depending on the region; new builds pay 10% IVA plus 1–1.5% AJD (stamp duty). Then add notary, land registry and legal fees.
What is ITP and how much is it?▼
ITP (Impuesto de Transmisiones Patrimoniales) is the transfer tax on resale properties. The rate is set by each region — commonly 6–10% (e.g. around 6% in Madrid, up to 10% in Catalonia and Valencia). New-build purchases pay IVA + AJD instead.
Do I need a NIE to buy a house in Spain?▼
Yes. You need a NIE (foreigner ID number) to complete the purchase, pay taxes and set up utilities. You can get it before or during the process — a lawyer or gestor can obtain it for you.
Do I need a lawyer to buy property in Spain?▼
It's strongly recommended. An independent Spanish property lawyer runs due diligence (debts, licences, land registry), reviews the contract and protects your deposit. Conveyancing typically costs about 1% of the price or a fixed fee.
What are the ongoing costs of owning property in Spain?▼
Annual IBI (council tax), community fees if it's in a building/urbanisation, rubbish tax, home insurance, and — for non-residents — non-resident income tax (even if you don't rent it out).
Related guides & services
General information, not legal or tax advice. Rates and rules vary by region and change — confirm with a licensed Spanish property lawyer before committing.