Guide for Foreign Buyers

Buying a property in another country can seem complicated, but the process in Spain is clear once you know the steps. At DAURIA we guide international clients through each of these stages — this guide gives you an overview before you start.

1. The process step by step

Get your NIE (Foreigner Identity Number)

This is the first step and it is mandatory: without an NIE you cannot buy a home, open a Spanish bank account or pay taxes in Spain. You can apply at a police station, at an immigration office, or at the Spanish consulate in your home country before you travel.

Open a bank account in Spain

It isn't always mandatory, but it makes paying for the property, taxes and utilities (water, electricity, community fees) much easier.

Find your property and make an offer

Once you're clear on what you're looking for, your DAURIA agent negotiates the offer on your behalf.

Deposit contract (arras)

A private reservation contract, usually for 10% of the price, that commits both parties to complete the sale. If the buyer pulls out, they lose the deposit; if the seller withdraws, they usually have to return it doubled.

Checks before signing

Before the final signing it's worth checking:

• The nota simple from the Land Registry (it confirms who the real owner is and whether there are any charges or debts on the property).
• That the property is up to date with property tax (IBI) and community fees.
• The property's energy performance certificate.

Signing before a notary

The sale is formalised by a public deed (escritura) signed before a notary, where payment is made and the keys are handed over.

Registration and change of ownership

After signing, the deed is registered at the Land Registry and the utilities (water, electricity, IBI) are transferred into your name.

2. Taxes and costs to bear in mind

As a general guide (exact rates vary by region and should be confirmed with a gestor or tax adviser):

• ITP (Property Transfer Tax): applies when buying a resale home, generally between 6% and 10% of the price, depending on the region.
• VAT + AJD: on new-build homes you pay 10% VAT plus Stamp Duty (AJD), usually between 0.5% and 1.5%, also depending on the region.
• Notary and Land Registry: fixed fees that depend on the price of the home.
• Gestoría (optional): handles the paperwork and tax formalities for you.

3. Financing for non-residents

Spanish banks do grant mortgages to non-residents, although on different terms than for residents: they normally finance up to 60–70% of the appraised value (compared with the usual 80% for residents), and tend to ask for more documentation on income and solvency in your home country.

4. About the Golden Visa

It's important to know that the Spanish Golden Visa for real estate investment ended on 3 April 2025 (Organic Law 1/2025): buying a home, whatever its value, no longer entitles you to a residence permit in Spain. Those who obtained this visa before that date keep it, but no new applications are accepted through this route.

Shall we get started?

This guide is general guidance only and does not replace advice from a lawyer or gestor for your specific case. If you'd like us to guide you through the whole process, get in touch through our real estate personal shopper page.