Buying Property in Spain: A Step-by-Step Guide for Foreign Buyers (2026)
The complete step-by-step process to buy property in Spain as a foreigner — NIE, lawyer, reservation, arras contract, notary completion and Land Registry — with timelines and the mistakes to avoid on the Costa Blanca.
Buying Guide · The Process
Buying Property in Spain: A Step-by-Step Guide for Foreign Buyers (2026)
By Sunset Homes · 10 min read · Updated 2026
Buying a home in Spain is straightforward once you know the sequence. The process is well-trodden by thousands of international buyers every year — but it differs from the UK, US or Northern Europe in key ways. Here is the full path from first viewing to keys in hand, with the timeline and the traps to avoid.
At a glance
- Typical timeline: 6–12 weeks from offer to completion.
- You will need an NIE number and a Spanish bank account.
- Budget 10–15% in costs on top of the price.
Step 1 — Get your NIE and open a bank account
The NIE (foreigner identification number) is your gateway to every transaction in Spain. Pair it with a Spanish bank account to pay deposits, taxes and utilities. Start this early — it is the most common cause of delay.
Step 2 — Appoint an independent lawyer
Choose a lawyer who is independent of the seller and agent. They run due diligence: confirming the seller’s title, checking for debts, charges or planning issues, and verifying licences. This is the single most important safeguard in the whole process.
Step 3 — Reservation contract & deposit
Once you agree a price, you sign a reservation contract and pay a small deposit (typically €3,000–€6,000) to take the property off the market. Never pay this before your lawyer has seen the property’s paperwork.
Step 4 — Private purchase contract (Arras)
Next comes the contrato de arras, usually with 10% of the price. Under the standard arras penitenciales, if you pull out you lose the deposit; if the seller pulls out, they pay you double. This is the binding commitment stage.
Step 5 — Completion at the notary
On completion day you sign the escritura pública (title deed) before a notary, pay the balance and taxes, and receive the keys. The notary confirms identities and that the deed is lawful. Your lawyer can do this by power of attorney if you cannot attend in person — a major convenience for overseas buyers.
Step 6 — Registration & after-sales
Your lawyer registers the deed at the Land Registry, pays the taxes to the Agencia Tributaria and regional treasury, and transfers the utilities. Registration is what makes your ownership fully enforceable against third parties.
Common mistakes foreign buyers make
- Using the seller’s lawyer instead of an independent one.
- Underestimating the purchase costs and arriving short on completion.
- Paying deposits before due diligence.
- Skipping the licence check on a property they plan to rent — see our tourist licence guide.
Deciding where to buy first? Explore the latest Costa Blanca market forecast and whether it is a good investment in 2026.
Ready to start your search?
Sunset Homes handles the whole process for international buyers on the Costa Blanca — from NIE to keys.
