Buying a home in Spain

The steps

You agree a price and usually pay a small reservation deposit. Your lawyer checks the title and debts, then you sign a private contract (arras) and pay about 10%. You complete at a notary, pay the balance and taxes, and the deed goes to the land registry.

The costs

On a resale home you pay transfer tax (ITP), set by the region: from about 4% (Basque Country) to 13% at the top end in Catalonia and the Balearics; most regions charge 6% to 10%. It's charged on at least the official reference value (valor de referencia). New builds carry 10% VAT plus stamp duty instead. Notary and land registry fees follow national scales and rise only a little with the price: together they usually come to about €1,000 to €2,000, including 21% VAT. The seller usually pays the estate agent. A lawyer charges about 1% plus 21% VAT.

Calculate buying costs in Spain

A 100% tax on non-EU buyers was proposed in 2025. It is not law (checked 22 Oct 2026).

Tax ID and bank account

You need an NIE number before you can sign at the notary. You can apply at a Spanish consulate or, in Spain, through the police foreigners office, or give a lawyer power of attorney to do it. A Spanish bank account makes paying taxes and bills much easier.

Visas and the 90-in-180 rule

Owning a home in Spain does not give you the right to stay. Visitors from outside the EU can spend 90 days in any 180 across the Schengen area. Longer stays need a visa, such as the non-lucrative visa for people living on their own income. Spain's golden visa through property purchase ended on 3 April 2025. Since April 2026 the EU's Entry/Exit System records fingerprints and a photo at Schengen borders. ETIAS travel authorisation for visa-free visitors is expected from late 2026.

Check your 90/180 days

Running costs

Expect the yearly IBI property tax, community fees in a shared building, utilities and home insurance. Non-residents also file a yearly income tax return on the home, even when it is not rented out.

Calculate buying costs in Spain

What to check before you offer

Ask for a recent nota simple to see the owner, mortgages and charges. Check that the house, extensions and pool are registered and match the catastro. On rural land, check what you are allowed to build or repair.