Buying in Spain
How buying a home on the Costa Blanca works
The process from first search to keys, for buyers from Denmark, the UK, Romania and the rest of Europe. Written from the agent's side of the table, so you know what happens and when.
The process, step by step
Set the budget, including costs
Plan for roughly 11–13% on top of the price for a resale home (tax, notary, registry, lawyer). If you need a mortgage, ask a Spanish bank or broker for a pre-approval early: non-residents usually get 60–70% of the value.
Get your NIE
The NIE is your foreign tax number in Spain. You need it to sign at the notary, open a bank account and pay the tax. You can apply at a Spanish consulate at home, at the police in Spain, or through a lawyer with power of attorney. Start early: appointments can take weeks.
Open a Spanish bank account
You'll pay the taxes, community fees, IBI and utilities from it. Most banks in Alicante open accounts for non-residents with your passport and NIE.
View remotely first, then fly
I send you a film, drone shots and a 360° tour of each home that fits, plus an honest note on what the camera doesn't show: noise, light, the neighbours, the state of the building. You shortlist from home and fly for two or three final viewings.
Reserve the home
When you choose a home, a small reservation deposit takes it off the market while your lawyer checks it. The amount and conditions are written down and signed by both sides.
Legal checks by your lawyer
An independent lawyer checks the land registry extract (nota simple) for owner, mortgages and charges, confirms there are no debts with the community or the town hall, and that the property and any extensions are legal. I recommend using a lawyer who works for you only.
Sign the private contract (arras)
Usually a 10% deposit with a completion date. Under the common "arras penitenciales" type, if the buyer withdraws they lose the deposit; if the seller withdraws, they pay it back double.
Complete at the notary
Buyer and seller sign the deed (escritura) at the notary, the rest of the price is paid by bank cheque or transfer, and you get the keys the same day. If you can't be there, your lawyer can sign with power of attorney.
Tax, registry and utilities
Your lawyer pays the purchase tax and registers the deed in your name. Then we switch water, electricity and internet to you. I help with all of it, in your language.
Buying costs in the Comunitat Valenciana
| Cost | Resale home | New build from the developer |
|---|---|---|
| Purchase tax | ITP 9% (11% on the part above €1,000,000) | IVA 10% + AJD 1.4% |
| Notary | About 0.3–0.5% of the price, set by official fees | |
| Land registry | About 0.2–0.4% | |
| Lawyer | Usually about 1% + IVA, or a fixed fee | |
| Mortgage (if any) | Valuation, and bank fees depending on the bank | |
Rates checked on 6 October 2026. Reduced ITP rates exist for some buyers of a main home (for example under 35, large families or people with a disability). Tax rules change, so your lawyer confirms the exact figures before you sign.
Questions buyers ask me
Can I buy without travelling to Spain?
Yes. With video tours you can choose remotely, and with a power of attorney your lawyer can sign the contract and the deed for you. Most of my clients still come once for the final viewings.
Do I need a power of attorney?
Only if you won't be at the notary. It's signed at a notary in your country with an apostille, or at a Spanish consulate. Your lawyer prepares the text.
What taxes do I pay each year as a non-resident?
IBI (local property tax, shown on each listing), the community fee, and the non-resident income tax: if you don't rent the home out, you pay tax on an imputed income, usually 1.1% or 2% of the cadastral value, taxed at 19% for EU/EEA residents and 24% for others. A tax adviser can file it for you.
Can I rent the home to tourists?
Only with a tourist licence, and the rules became stricter in the Comunitat Valenciana in 2024. Some towns, including Alicante city, have limited new licences, and the community of owners can restrict them. Check before you buy if rental income matters to you.
Is there still a golden visa?
No. Spain ended the residence permit for property investment in April 2025.
How long does it take?
Typically 6–10 weeks from reservation to keys for a cash purchase, longer with a mortgage or if documents are missing.
This guide is general information, not legal or tax advice.