
Below are the main points to consider when buying a house in Spain.
1. Check the legal situation of the property
Always have verification that:
- The seller is the rightful owner (note simple)
- There are no mortgages, debts or embargos on the property
- The property is correctly registered in the land registry and ownership register
- The property contains no building violations or is on rustic land with restrictions
💡 Tip: always work with an independent lawyer or broker with legal support.
2. Apply for an NIE number
As a foreigner, you have a NIE number needed (Número de Identificación de Extranjero) to buy property in Spain. This is a personal identification number for tax and administrative purposes. Without an NIE, you cannot sign a purchase deed at the notary.
3. Know the extra costs when you buy
Purchase costs in Spain are on average between 10 and 13% of the purchase price and include:
- Transfer tax or VAT (depending on type of property)
- Notary and registration fees
- Lawyer or gestor fees
- Translation and power of attorney fees (if applicable)
4. Know what you are buying: urbano or rustico
In Spain, it is essential to know whether the plot on which the property stands:
- Urbano is (urban, with full infrastructure), or
- Rustico (rural area, often with building or renovation restrictions)
Rustic properties can have wonderful charm, but often involve more complex regulations.
5. Request all documents before signing a contract
Before signing a booking contract or contrato de arras check all documents:
- Escritura (title deed)
- Nota simple (legal status)
- Energy certificate
- Proof of payment of IBI (property tax)
- Common costs (for flats)
6. Check whether renovations have been carried out without permits
Alterations or extensions without planning permission can lead to problems when selling, refinancing or even demolition orders. Always have a check that the property matches what is on paper.
7. Have the property technically inspected (if required)
A structural inspection is not compulsory in Spain, but it is recommended - especially for older houses or fincas. This will give you insight into hidden defects such as moisture problems, electrical installations, roof construction, etc.
8. Ensure correct payment situation
Payment is made at the notary, often by bank cheques or through third-party accounts. Important:
- Open a Spanish bank account in good time
- Arrange a currency transfer if you are paying from abroad (can save a lot)
- Make sure your bank makes the amount available on time
9. Use a power of attorney if you cannot be on site
Do you live in Belgium or the Netherlands and cannot be present on the day of the signing? Then you can give a power of attorney to your estate agent or lawyer, so that they arrange everything correctly on your behalf at the notary.
0. Choose a reliable, multilingual estate agent
A good estate agent in Spain knows the market, speaks your language, and guides you every step of the way: from property selection to notarial transfer and aftercare. Avoid buying on your own, especially with rustic or rural properties.
🤝 Dreaming of a property in Spain? Get proper guidance.
At Dacasas Real Estate we are by your side as a reliable guide. We make sure everything is legally, technically and administratively in order. So you buy your property in Spain with peace of mind.
Take today non-binding contact with us for advice or to start your search.