Spain Property Buyer's Checklist: Everything You Need to Do

Buying property in Spain involves more moving parts than most buyers anticipate. The legal process is different from the UK or Ireland, the paperwork is largely in Spanish, the tax structure is unfamiliar, and there are checks that simply don't exist in a typical British conveyancing transaction.

The good news: the process is entirely manageable — if you know what's coming. This checklist takes you through every stage chronologically: from the moment you decide Spain is on the cards, through completion day, and into the post-purchase admin that most guides forget to mention.

Work through it in order. Print it. Share it with your lawyer. Use it to make sure nothing falls through the cracks.

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*This guide is for general information only and does not constitute legal or financial advice. Always appoint an independent, qualified Spanish abogado before proceeding with any property purchase.*

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Before You Start Planning (6–12 months before)

This stage is about orientation — making sure you understand the landscape before you commit time, money, or emotion to a specific property or area.

[ ] Research areas and decide on budget — your budget must include the purchase price *plus* 10–12% for purchase costs (taxes, legal fees, notary, registry). Underestimate this and you'll have a funding gap on completion day
[ ] Get clarity on your residency plans — are you buying a holiday home, planning a full-time move, or purchasing as an investment? This shapes your visa requirements, tax obligations, and mortgage options
[ ] Research visa requirements if planning to live there — post-Brexit, British nationals need a visa to reside in Spain for more than 90 days in any 180-day period. Options include the Non-Lucrative Visa, the Digital Nomad Visa, or employment-based routes
[ ] Check whether you can get a Spanish mortgage and in what amount — Spanish banks typically lend up to 70% of purchase price to non-residents; residents can access up to 80%. For the full picture, read our Spanish mortgage guide
[ ] Learn the basics of Spanish property taxes and legal process — understanding what taxes you'll pay, what ongoing costs to expect, and what due diligence your lawyer will carry out will save you from nasty surprises later

Preparing to Buy (3–6 months before)

Once Spain is a definite plan, these are the structural preparations that need to be in place before you can make an offer or sign anything.

[ ] Apply for your Spanish NIE number — the *Número de Identidad de Extranjero* is your Spanish tax identification number. You cannot buy property, open a bank account, or sign a mortgage without one. Allow 4–8 weeks. Read our NIE number guide for the full process
[ ] Open a Spanish bank account — purchase funds, taxes, and all subsequent bills (IBI, community fees, utilities) must flow through a Spanish account. Most buyers use BBVA, Santander, or CaixaBank; Wise and Revolut are not sufficient substitutes for the main transaction. See our Spanish bank account guide
[ ] Appoint an independent bilingual Spanish property lawyer — this is non-negotiable. Your lawyer must be independent of the estate agent and the seller. Do not use a solicitor recommended by the agent selling the property you want to buy. Budget 1–1.5% of the purchase price for legal fees
[ ] Get mortgage pre-approval (if needed) — approach Spanish banks or a Spanish mortgage broker before you find a property. Having an agreement in principle gives you credibility with sellers and ensures you're not wasting time on properties outside your borrowing capacity
[ ] Arrange currency exchange / forward contract with a specialist FX broker — if you're converting from sterling or another currency, don't leave this to your high-street bank. A specialist FX broker can save thousands on a typical Spanish property purchase through better rates and forward contracts that lock in your exchange rate. Read our currency exchange guide
[ ] Plan your viewing trips — spring (March–May) and autumn (September–October) give the most realistic picture of a location. Summer visits can be misleading — areas that are lively in July can be dead in January

During Viewings

What you observe and ask during viewings will significantly influence your negotiating position and — crucially — will flag problems before your lawyer has to chase them.

[ ] Visit properties at different times of day — noise levels, traffic, parking availability, and natural light all change dramatically between morning, afternoon, and evening
[ ] Check mobile signal at the property — particularly relevant for rural properties. Walk every room and the garden. No signal is not a minor inconvenience if you work remotely
[ ] Ask about community fees and any planned *derramas* — a *derrama* is a special levy voted by the community for major shared expenditure (a new roof, lift, pool renovation). If one has been approved but not yet collected, you may be walking into a bill
[ ] Ask about the IBI amount — the *Impuesto sobre Bienes Inmuebles* is Spain's equivalent of council tax, charged annually by the local municipality. Amounts vary significantly and should factor into your running cost calculations
[ ] Check utilities are connected and working — test hot water, electricity sockets, air conditioning, and heating. Problems discovered here are negotiating chips; problems discovered after completion are your expense
[ ] Ask how long the property has been listed and why it's being sold — a property that has been on the market for 18 months almost always has a story. It may be overpriced; there may be a legal issue; or the previous buyers pulled out after due diligence
[ ] Note any defects or work needed — damp, cracked tiles, poor-quality extensions, dated wiring. Photograph everything. Your surveyor will pick these up, but your own record is useful
[ ] Ask to see the last community fees and IBI receipts — a seller with nothing to hide will produce these without hesitation

After Agreeing to Buy (pre-reservation)

Before any money changes hands, make sure the fundamentals are aligned.

[ ] Confirm your lawyer is engaged and briefed — they should know the property address, the agreed price, and who the seller is. Give them time to order preliminary searches before any contract is signed
[ ] Ask the agent for all available property documentation — you want the *nota simple* (Land Registry extract), most recent IBI receipts, the community fees certificate, and the *cédula de habitabilidad* (habitation licence). An agent who can't or won't produce these is telling you something
[ ] Agree the full price, what's included, and the target completion date — furniture, white goods, and garden equipment are common points of dispute later if not settled upfront. Get it in writing

Due Diligence Phase (your lawyer does this)

This is the engine room of a safe purchase. Your lawyer is running checks in parallel; your job is to make sure these are all completed satisfactorily *before* you sign the arras contract and pay the 10% deposit.

[ ] Nota simple ordered from the Land Registry — confirms who owns the property and lists all charges, mortgages, and embargos registered against it
[ ] IBI tax confirmed as up to date — unpaid IBI can become a charge on the property that transfers to you on completion
[ ] Community fees certificate obtained — the community administrator must confirm no outstanding debts. Under Spanish law, a buyer inherits up to three years of unpaid community fees. Do not skip this
[ ] Planning status confirmed — your lawyer checks with the *Ayuntamiento* (town hall) that the property and all its structures have valid planning permission and building licences
[ ] Habitation licence (*cédula de habitabilidad*) verified — without this, you cannot legally connect utilities in your name or register as a resident at the address
[ ] For rural properties: water rights, access roads, illegal build check — rural properties carry additional risks. Water may come from a well with no guaranteed right; access tracks may cross private land with no formal easement; outbuildings added without permission are a planning liability. Read our rural property guide for the full picture
[ ] Outstanding mortgage on the property confirmed to be cancelled on completion — the seller's mortgage must be formally discharged at the notary as part of the transaction. Your lawyer should confirm the exact outstanding balance in advance
[ ] Survey commissioned if older property — not legally required, but strongly recommended for properties over 20 years old or those with visible signs of structural work. Read our property survey guide

Arras Contract

The *contrato de arras* is the binding preliminary contract. Once signed and the 10% deposit paid, you are committed. If you pull out without legal justification, you lose the deposit. If the seller pulls out, they owe you double your deposit. Treat it seriously.

[ ] All due diligence completed satisfactorily — this is the single most important point on this entire checklist. Do not sign the arras before your lawyer has completed their checks and given you a clear report
[ ] Arras contract reviewed by your lawyer — they should check the price, the parties, the completion date, and ensure appropriate penalty clauses are included on both sides
[ ] Items included in the sale explicitly listed in the arras — if you've agreed that the kitchen appliances, outdoor furniture, and satellite dish stay, this must be in the contract
[ ] Completion date agreed and written in — typically 4–12 weeks after arras signing, though this is negotiable
[ ] 10% deposit transferred from your Spanish bank account — transfers from overseas accounts can take time and raise questions. Have the funds in your Spanish account before signing

Before Completion

The days before you go to the notary require a final sweep of checks.

[ ] Final inspection of the property — you have the right to inspect the property before completing. Do it. Check that the condition matches your last visit and that everything agreed to be included is still there
[ ] All items from the arras specification are present and working — if the seller has removed the air conditioning units that were included in the sale, you have a problem to resolve before you sign. After signing, recourse is vastly more difficult
[ ] Meter readings noted — photograph utility meters before you leave the property after the final inspection. This establishes the baseline for transferring accounts
[ ] Community administrator's certificate of no outstanding fees obtained — a fresh certificate dated close to completion, not the same one from the arras stage
[ ] Funds transferred to your Spanish bank account — allow 3–5 working days for international transfers, longer around public holidays. Your lawyer will confirm the exact amount needed; you also need to have funds available for taxes payable on or shortly after completion
[ ] Power of attorney arranged if you can't attend the notary in person — if you cannot be in Spain on completion day, a *poder notarial* allows your lawyer or a trusted representative to sign on your behalf. This must be prepared and notarised in advance. Read our power of attorney guide

Completion Day (Notario)

The *escritura de compraventa* — the title deed — is signed before a notary (*notario*). The notary is a public official who verifies the transaction; they do not represent your interests. Your lawyer should ideally be present or available.

[ ] Bring: passport, NIE, and Spanish bank card or transfer confirmation — the notary will check your identity documents and NIE against the contract
[ ] Sign the escritura (title deed) — the notary reads the deed aloud and both parties sign. Your lawyer or an interpreter should be present if your Spanish is not sufficient to follow proceedings
[ ] Pay the outstanding purchase funds — the balance after the arras deposit, usually by bank transfer or banker's draft drawn on your Spanish account
[ ] Pay purchase taxes (ITP or IVA+AJD depending on property type) — resale properties are subject to *Impuesto de Transmisiones Patrimoniales* (ITP), typically 6–10% depending on the region. New-build properties are subject to VAT (10%) plus *Actos Jurídicos Documentados* (AJD, typically 0.5–1.5%). Your lawyer will confirm the exact amounts. See our full guide to buying taxes in Spain
[ ] Receive the keys — you are now the legal owner. The notary retains the original escritura for registration; you receive a certified copy

After Completion (first month)

The purchase is done — but there is a sequence of administrative tasks to complete promptly.

[ ] Photograph the property condition immediately — a timestamped record of the property's state on the day you take possession protects you in any future dispute
[ ] Transfer utilities to your name — electricity, water, and gas accounts need to be changed into your name. Your lawyer or a local *gestor* can handle this. For a step-by-step guide, read our setting up utilities article
[ ] Set up direct debits for IBI, community fees, and utilities — IBI is typically paid in September–November; community fees are usually monthly. Setting up direct debits from your Spanish bank account avoids missed payments that can become charges on the property
[ ] Register on the *padrón* if intending to live there — *padrón* registration at your local town hall establishes your official residence and is required for accessing public services, obtaining a TIE residency card, and voting in local elections. Read our padrón registration guide
[ ] Set up home insurance — most mortgage lenders require buildings insurance as a condition of the loan. Even without a mortgage, insurance is strongly advisable. Read our home insurance guide
[ ] Register with a local doctor (if resident) — if you are becoming a Spanish resident, register at your nearest *Centro de Salud* (health centre) to access the public health system. Read our Spanish healthcare guide
[ ] Change the property locks — a straightforward security measure, but one that is surprisingly often overlooked

Ongoing (annual)

Property ownership in Spain comes with a recurring set of obligations. Miss these and you can accumulate charges that become attached to the property.

[ ] Pay IBI (council tax) — typically due September to November each year. Set up a direct debit or ensure you have a payment reminder. Amounts vary by municipality and property value; expect €200–€2,000+ per year depending on location
[ ] File non-resident income tax return (*Modelo 210*) if non-resident — even if you don't rent out your property, non-residents with Spanish property must file an annual or quarterly return declaring imputed rental income. The rate is currently 19% for EU/EEA residents and 24% for others, applied to a notional income figure based on the cadastral value. Read our non-resident property tax guide
[ ] File rental income tax if renting out — rental income earned by non-residents is taxed on a quarterly basis via *Modelo 210*. EU residents can deduct allowable expenses; non-EU residents currently cannot. Read our renting out property guide
[ ] Keep community fees up to date — unpaid fees become a charge on the property. If you are renting it out through an agency, confirm who is responsible for paying community fees and IBI from rental income
[ ] Attend or appoint a proxy for the annual AGM (*Junta de Propietarios*) — the community AGM sets the budget, approves expenditure, and votes on derramas. If you cannot attend in person, you can appoint another resident to vote on your behalf by written proxy

FAQ

How long does buying a house in Spain take?

From the point of agreeing a price to signing the escritura typically takes 6–12 weeks for a resale property. Complex transactions, mortgage applications, or due diligence complications can extend this. New-build off-plan purchases can take 18 months to several years depending on when in the development cycle you buy.

What documents do I need to buy a house in Spain?

As a buyer you will need: a valid passport, your Spanish NIE number, your Spanish bank account details, and proof of funds or mortgage pre-approval. Your lawyer will gather the property-specific documents (nota simple, IBI receipts, community fees certificate, habitation licence) from the seller and public authorities during due diligence.

Do I need a lawyer to buy property in Spain?

You are not legally required to have a lawyer, but buying without one would be a serious mistake. Your lawyer conducts the due diligence checks that protect you from inheriting debts, buying a property with planning violations, or taking ownership of a title that isn't clean. Legal fees of 1–1.5% of the purchase price is modest insurance for a transaction of this size.

What taxes do I pay when buying property in Spain?

For resale properties: *Impuesto de Transmisiones Patrimoniales* (ITP) at 6–10% depending on the autonomous community. For new-build properties: VAT at 10% (or 4% for subsidised housing) plus *Actos Jurídicos Documentados* (AJD) at 0.5–1.5%. In addition, budget for notary fees (€600–€1,500), Land Registry fees (€400–€700), and legal fees (1–1.5%). Total purchase costs typically land at 10–12% on top of the property price. For a full breakdown, read our buying costs guide.

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*This article is for general information only and does not constitute legal or financial advice. Property law and tax rates in Spain vary by autonomous community and may change. Always appoint a qualified, independent Spanish abogado and seek independent financial advice before proceeding with any property purchase. Voya is not a legal or financial services provider.*

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