🏡 Step-by-Step Guide for Foreigners to Buy a House in Spain (2025)

Spain is one of the top destinations for those seeking sun, quality of life, and a secure investment in the real estate sector. However, for foreign buyers, purchasing a property in Spain involves following certain legal and administrative steps.

In this guide, we explain clearly and simply everything you need to know to buy a house in Spain as a foreigner.

1. Obtain the NIE (Foreigner Identification Number)

The NIE is essential for carrying out any legal transaction in Spain, including the purchase of property.

Where to apply?

• At a National Police station.

• At the Spanish embassy or consulate in your country.

• Through a lawyer who can handle it for you.

Required Documents: Passport, form EX-15, and reason for the application (e.g., property purchase).

🕐 The process can take anywhere from a few days to several weeks, depending on the area.

2. Open a Bank Account in Spain

You will need a Spanish bank account to make payments, taxes, and set up utility services.

Common requirements: Passport, NIE, proof of income and residence.

Tip: Some banks are more accustomed to working with foreigners. Ask beforehand or seek advice.

3. Search for the Ideal Property

Areas like Vera, Mojácar, Garrucha, Turre, or Valle del Este are highly valued by foreign buyers for their climate, tranquility, and good value for money.

Recommendations:

• Work with trusted agencies.

• Always request the property’s simple note from the Property Registry.

• Verify the property’s urban status.

4. Get Legal Advice

Before signing any documents or making any payments, it’s essential to hire a lawyer specializing in Real Estate Law.

The lawyer will verify:

• That the property is free of charges or mortgages.

• That it is properly registered.

• That there are no outstanding debts (IBI, community fees, utilities, etc.).

📌 A specialized lawyer protects your interests and prevents unpleasant surprises.

5. Signing the "Arras" Contract

This is a private contract that reserves the property and sets conditions. Normally, a 10% deposit is paid as a guarantee.

• If the buyer withdraws: they lose the deposit.

• If the seller withdraws: they return double the deposit.

6. Public Deed at the Notary

The final sale is signed before a notary. The buyer pays the remaining amount and legally acquires the property.

Important:

• If you don’t speak Spanish, you can request a sworn translation or bring an interpreter.

• The notary certifies the process, but does not replace the lawyer.

7. Registration at the Property Registry

Once the deed is signed, the property is registered in your name. This guarantees full legal security as the owner.

✅ This is typically handled by an administration service or the lawyer themselves.

8. Taxes and Associated Costs

Buying a house involves additional costs:

• Property Transfer Tax (ITP): 7% in Andalusia.

• Notary and Registry fees.

• Lawyer’s fees.

• Administration fees (optional).

💰 Expect additional costs between 10% and 15% of the property price.

9. Other Aspects to Consider

Once you’re the owner, remember to:

• Change the ownership of water, electricity, and gas services.

• Pay the IBI (property tax) each year.

• Stay informed about the community of property owners.

• Declare the property to the tax authorities if you’re not a resident.

Conclusion

Buying a property in Spain as a foreigner is entirely possible and safe if you have the right information and professional advice.

🔹 At LRJ Abogados, we guide you throughout the entire process: from obtaining the NIE, reviewing the property legally, to the notarial signing and tax management.

📩 Are you thinking of buying a house in Spain? Contact us, and we’ll help you do it safely, easily, and without surprises.