JMA Prime Estate
part of Viviendasol
Buying process

Buying property in Spain: step by step

Jens NorströmReviewed by María González, lawyerJuly 20268 min

Buying property in Spain is straightforward when the steps are done in the right order — but it differs from a purchase back home. Here we walk through the whole path, from your NIE number to the keys in your hand, and where your lawyer comes in. The goal is that you recognise every step before you're standing in it.

1. NIE number and power of attorney

The NIE is your Spanish tax and ID number, and the first thing you need in order to buy, pay tax or sign agreements in Spain. Without a NIE the purchase cannot be completed.

You don't need to travel to Spain to arrange it. With a power of attorney your lawyer can apply for the NIE on your behalf and represent you throughout the process — including the purchase itself — so you can handle most of it from home.

Good to know

With a power of attorney the entire purchase can be completed without you being in Spain. Many of our Nordic buyers sign only a handful of times.

2. Reservation and contract

Once you've found the right home, a reservation takes it off the market for a small fee while your lawyer begins the review. A private purchase contract is then drawn up — often a contrato de arras — where you typically pay around 10% as a deposit and the terms are locked in.

Before you commit, your lawyer carries out due diligence: that the seller owns the property, that it is free of debts and mortgages, that building and occupancy permits exist, and that no unpaid community fees come with it. This is where your security is created — and the reason you should have your own lawyer representing you from the start.

3. Notary and completion

The purchase is completed before a notary, where the title deed (escritura pública) is signed, the remainder of the price is paid and you receive the keys. The notary certifies the transaction; your lawyer makes sure everything is correct before signing.

After completion you are registered as owner in the land registry (Registro de la Propiedad) — this is what protects your ownership against third parties. If you take a mortgage, the bank pays the stamp duty (AJD) on the loan, not you.

4. Costs when buying

On top of the price, budget for roughly 10–12% in taxes and fees on a resale purchase in Andalusia. The largest item is the transfer tax.

Reduced rates (6% or 3.5%) exist, but in practice rarely apply to foreign holiday or investment buyers, as they require a permanent residence and fall below certain value thresholds. Plusvalía and the agent's fee are normally paid by the seller. If you buy from a non-resident seller, you withhold 3% of the price and pay it in on the seller's behalf — your lawyer handles this.

Good to know

Resale: ITP 7% (Andalusia's general rate since 2021). New-build: IVA 10% + AJD 1.2% — no ITP. On top come the notary (~0.2–0.5%), land registry (~0.1–0.25%) and any gestoría. The tax is calculated on the higher of the price and the Cadastre's reference value, and paid within 30 working days. Andalusia, July 2026. Source: Junta de Andalucía. This is general information, not tax or legal advice — your lawyer confirms the exact rate and amount for your specific property.

  • No. With a power of attorney your lawyer can handle the NIE, contract and completion for you.

  • Usually two to six weeks from finding the right home to completion, depending on the property's status — how complete the paperwork is, the NIE and power of attorney, and the bank's process if you take a mortgage. We review everything thoroughly so it's done right for you; if the papers are in order it's often quick.

  • Budget for roughly 10–12% in taxes and fees on a resale, where ITP (7%) is the heaviest item.

  • Spanish banks often lend a lower share to non-resident buyers than to residents, so the deposit is higher. We cover financing in a separate guide.

  • Mainly the annual property tax (IBI), community fees and — for non-residents — an annual income tax (IRNR).

Download the guide as PDF

Fill in your details and we'll get back to you with the guide.

Guide language

Read more