Monvero guide · 2026
Buying in Spain, step by stepBuying in Spain, step by step
As an EU citizen you can buy property in Spain on the same terms as a Spanish buyer. The order of contracts, the notary's role and the taxes are different from home, though. This guide follows a typical Costa del Sol purchase, with a cost table and a checklist.
- 02Preparation: budget, NIE, bank account
- 03From reservation to keys
- 04What the lawyer checks
- 05Buying costs: resale and new-build
- 06Yearly costs and first tasks
- 07Common mistakes and contacts
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Buying in Spain, step by step
01 · Preparation
Budget, NIE, bank account
7%ITP on resale property, Andalusia
10% + 1.2%IVA and AJD on a new-build
approx. 9%total on top of a resale price
6–10 weeksreservation to keys, once the NIE is in place
Before you reserve anything
- The full budget, not just the price. Allow about 9% on top for resale, considerably more for a new-build.
- The purpose. If you want to let it, say so before the search: holiday-let permits differ by town and by building.
- Power of attorney (poder notarial). With a notarial POA your Spanish lawyer can handle the NIE, the bank account, even the signing. It can be made at the Spanish consulate or before a Hungarian notary with an apostille. Grant no more powers than needed.
NIE number
The tax ID number for foreigners in Spain. Without it you cannot sign a notarial deed, pay tax or sign utility contracts. Apply in Spain at the police foreigners' office, or in Hungary at the consular section of the Spanish embassy, with form EX-15 and the fee paid on form 790 (code 012). Couples each need their own.
Start early. Appointments can take weeks in some places, so begin while you are still browsing.
Spanish bank account
You pay the price and taxes through it, and later IBI, community fees and utilities. As a non-resident you open a non-resident account, usually with your passport, NIE and proof of income and of where the money comes from. Anti-money-laundering rules require every larger sum to be documented.
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Buying in Spain, step by step
02 · Process
From reservation to keys
- Reservation (contrato de reserva)
Typically a few thousand euros, paid to the lawyer's client account or the agency's escrow account, not directly to the seller. Make sure it says the deposit is refunded if due diligence finds a problem.
- Legal due diligence
The independent lawyer checks the land registry, the cadastre, permits and debts (details overleaf).
- Arras contract
Typically 10% of the price. If you pull out you lose it; if the seller does, they repay double. It sets the signing deadline and what's included in the price.
- Notary (escritura)
Signing, paying the balance, keys. With a power of attorney you don't have to be there.
- Tax and registration
ITP (or AJD) paid within the deadline, then the deed is entered in the property register.
| Stage | Indicative time |
|---|
| NIE and bank account | a few days, or weeks depending on the NIE appointment |
| Reservation to arras (due diligence) | 1–3 weeks |
| Arras to notary | typically 4–8 weeks |
| Land registry entry | a few weeks after signing |
Two Spanish specifics. If the seller is not Spanish resident, you must withhold 3% of the price and pay it towards their tax; the lawyer handles this. The municipal capital gains tax (plusvalía municipal) is legally the seller's.
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Buying in Spain, step by step
03 · Checklist
What the lawyer checks
The Spanish notary is responsible for a lawful signing, but does not carry out full due diligence on your behalf. That is the independent lawyer's job, not the seller's or the agent's.
| What | Why it matters |
|---|
| Land registry extract (nota simple) | Owner, mortgages, embargoes, easements |
| Cadastre (catastro) | Do plot and built area match reality? |
| Building and occupancy permits | Is every extension legal: terrace, pool, enclosed areas? |
| Planning status | For villas: no irregular building, AFO status |
| Community fee and IBI debts | Debts can stay with the property, so get a certificate |
| Energy certificate | Mandatory, and a guide to running costs |
| Tourist licence (if any) | Transferable, and allowed by the community? |
| Cadastral reference value | If higher than the price, it is normally the ITP base |
Your own list
| NIE in hand, or the appointment before the arras at the latest |
| The reservation agreement includes a refund condition |
| An independent lawyer not recommended by the seller or developer |
| If letting: permit position clear before the reservation |
| Furniture inventory attached to the contract, if included in the price |
An enclosed terrace isn't always legal. Terraces glazed in later, or a pool missing from the permit, are common and can cause trouble on resale, with a mortgage or with insurance.
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Buying in Spain, step by step
04 · Costs
Buying costs: resale and new-build
A €420,000 two-bed apartment in Estepona, at the Andalusian rates in force in 2026. Fees are indicative estimates; notary and registry fees follow state tariffs.
| Item | Resale | New-build |
|---|
| Purchase price | €420,000 | €420,000 |
| ITP 7% | €29,400 | none |
| IVA 10% | none | €42,000 |
| AJD 1.2% | none | €5,040 |
| Notary (estimate) | €800–1,200 | €800–1,200 |
| Land registry (estimate) | €500–900 | €500–900 |
| Lawyer, 1% + 21% IVA | €5,082 | €5,082 |
| Other admin (estimate) | €300–600 | €300–600 |
| Total costs | approx. €36,100–37,200 | approx. €53,700–54,800 |
| As a share of the price | approx. 8.6–8.9% | approx. 12.8–13.1% |
- On a new-build the 10% IVA is paid with the instalments, so part of your money is tied up before handover. A separately bought parking space or a plot usually carries 21% IVA.
- With a mortgage, since the 2019 mortgage law (Ley 5/2019) the bank pays the loan's notary, registry and AJD costs; the buyer usually pays the valuation. Non-resident mortgages typically cover 60–70% of the price.
- Reserve: another 1–2% of the price for small repairs and unexpected fees.
In short: at the same price, a new-build ties up roughly €17,000–18,000 more cash than a resale home. Always compare total outlay.
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Buying in Spain, step by step
05 · As an owner
Yearly costs and first tasks
| Yearly item | What it means |
|---|
| IBI (local property tax) | Cadastral value times the municipal rate |
| Refuse charge | Municipal, usually yearly |
| Community fees | Depend on the complex: pool, gardens, concierge |
| Insurance | Home and liability |
| Non-resident income tax, if not let | 19% for EU citizens, on 1.1–2% of the cadastral value |
| Non-resident tax when letting | 19% for EU citizens on net rental income, costs deductible |
First tasks after handover
| Utilities (electricity, water) and internet in your name |
| IBI and refuse charge on direct debit from your Spanish account |
| Register with the community administrator (administrador de fincas) |
| Home insurance in place |
| A local gestor for non-resident tax returns, due from the first year |
Letting since 2025
- Since 3 April 2025 a new holiday let needs the approval of three-fifths of the co-owners.
- Since 1 July 2025 a national registration number is also required, and in Andalusia the regional VFT register.
- Málaga city suspended new tourist licences for three years from August 2025.
- Spain ended the property Golden Visa from 3 April 2025; as an EU citizen you don't need it anyway.
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Buying in Spain, step by step
06 · Summary
Five common mistakes
- A reservation without a lawyer's review
Without a refund condition, your money is at risk.
- A late NIE
If it isn't ready for the arras, the timetable slips and the deposit may be at risk.
- Budgeting only for the price
On resale the full cost is about 9% above the price.
- Sharing a lawyer with the seller
If the seller or developer recommends one, ask about conflicts of interest.
- Checking lettability afterwards
Clear the permit position before the reservation, not after the keys.
Who we are
Monvero guides you in Hungarian or English: search, negotiation, coordination with the independent Spanish lawyer, and a plain summary of every key document. Our legal adviser follows the process on the Hungarian side.
Urbán Rékafounder, lead advisor
Zelina Grétaproperty advisor
Dr. Gősi Georginalegal advisor
Sources: Andalusian tax rates in force in 2026, Spanish notary and land registry tariffs (Royal Decrees 1426/1989 and 1427/1989), Ley 5/2019, 2025 holiday-letting rules. Fees are indicative estimates. General information, not legal or tax advice; on any purchase, the independent Spanish lawyer's opinion prevails.
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