The Complete Guide to Buying Property in Spain 2026

Step 4: Find Your Property

DirecSpain lists properties across the Costa Blanca and Costa Cálida directly from owners and developers, allowing buyers to purchase without paying estate agent commission.

Popular areas for British buyers

• Torrevieja: A vibrant coastal city with excellent amenities, year-round activity and a large international community.
• Orihuela Costa: Famous for its beaches, golf courses, shopping centres and strong rental market.
• Guardamar del Segura: Beautiful sandy beaches, pine forests and a relaxed atmosphere.
• Mar Menor: Excellent value with growing infrastructure and Europe's largest saltwater lagoon.

Property viewing tips

• Visit the property in person whenever possible.
• View at different times of the day.
• Check the property's orientation for year-round sunlight.
• Ask about community fees, local taxes and annual running costs.
• Ensure your solicitor verifies ownership, licences and any outstanding debts.
• If you intend to rent the property, check whether tourist licences are available in that municipality.

Step 5: Instruct an Independent Solicitor

Before signing anything or paying a reservation deposit, appoint an independent Spanish solicitor (abogado) who acts solely for you — not one recommended by the seller or developer. The Consejo General de la Abogacía Española maintains a public register of qualified lawyers you can verify.

Your solicitor will typically:

• Obtain a nota simple from the Colegio de Registradores to confirm ownership, boundaries and any charges or mortgages on the property.
• Check the property is free of debts, embargoes, or unpaid community fees.
• Verify the First Occupation Licence (Licencia de Primera Ocupación) and Habitation Certificate (Cédula de Habitabilidad).
• Confirm the property matches its Catastro (land registry) description.
• Draft or review all contracts before you sign.

Step 6: Reservation Contract and Deposit

Once you've found the right property and agreed a price, the first formal step is usually a reservation contract (contrato de reserva). This takes the property off the market while your solicitor completes due diligence.

• Typical reservation deposit: €3,000 – €6,000, paid to the seller's lawyer or a holding account.
• The property is generally reserved for 14 – 30 days while checks are completed.
• If serious legal issues emerge, the deposit is usually refundable — but the exact terms depend on what the contract says, which is why it must be reviewed by your own solicitor first.

Private Purchase Contract (Contrato de Arras)

After successful due diligence, both parties sign a private purchase contract, most commonly a contrato de arras penitenciales, governed by Article 1454 of the Spanish Civil Code (Código Civil). At this stage the buyer typically pays 10% of the purchase price.

Under a standard arras penitenciales agreement, if the buyer withdraws they forfeit the deposit; if the seller withdraws, they must return double the amount. Completion at the notary usually follows within 30 – 90 days.

Step 7: Completion at the Notary

Completion takes place in front of a Spanish notary (notario), a public official who verifies the identity of the parties, reads the deed of sale (escritura pública) and witnesses the signing. Notaries in Spain are regulated by the Consejo General del Notariado.

On completion day:

• You (or your lawyer under power of attorney) sign the escritura.
• The remaining balance of the purchase price is paid, typically by banker's draft.
• The keys are handed over.
• The notary sends an electronic notification to the Land Registry the same day.

Your solicitor then pays the applicable taxes and registers the deed with the Land Registry. Full registration in your name usually takes 4 – 8 weeks.

Step 8: After Completion

Owning property in Spain comes with a number of ongoing obligations. Setting these up promptly avoids penalties and surcharges.

Set up utilities and services

• Transfer or open contracts for electricity, water, gas and internet into your name.
• Arrange direct debits from your Spanish bank account for all bills and taxes.
• Take out buildings and contents insurance — required by lenders and strongly advised for cash buyers.

Annual taxes and running costs

• IBI (Impuesto sobre Bienes Inmuebles): Annual local property tax, set by each municipality and billed by the Ayuntamiento.
• Basura: Municipal refuse collection charge.
• Non-resident income tax (Modelo 210): Even if you don't rent the property out, non-residents must file an annual return with the Agencia Tributaria on the property's imputed income.
• Community fees: If the property forms part of a community of owners (comunidad de propietarios), you'll pay a share of maintenance costs for shared areas.

Consider a Spanish will

Under EU Regulation 650/2012 (Brussels IV), British nationals can elect for the law of their nationality to govern the succession of their Spanish estate. A separate Spanish will covering only Spanish assets, drafted alongside your UK will, significantly simplifies inheritance for your beneficiaries.

Frequently Asked Questions

How long does it take to buy a property in Spain?

A cash purchase typically completes within 4 – 8 weeks of signing the reservation contract. Purchases involving a Spanish mortgage generally take 8 – 12 weeks from offer to keys.

Can British citizens still buy property in Spain after Brexit?

Yes. Brexit did not change the right of UK nationals to purchase property in Spain. What changed are visa-free stay limits (a maximum of 90 days in any 180-day period under the Schengen rules) and tax classification — UK buyers are now treated as non-EU non-residents for mortgage and tax purposes.

How much deposit do I need for a Spanish mortgage as a UK buyer?

Post-Brexit, UK buyers are treated as non-EU applicants and typically borrow 60 – 70% of the lower of the purchase price or bank valuation, meaning a deposit of at least 30 – 40% plus 12 – 14% purchase costs, in line with figures published by the Banco de España and reported across major Spanish lenders in 2026.

Do I need to be in Spain to complete the purchase?

No. You can grant a power of attorney (poder notarial) to your solicitor, allowing them to obtain your NIE, sign the deed and register the property on your behalf. This is a common route for buyers who cannot travel for completion.

Are there any restrictions on foreigners buying property in Spain?

There are no restrictions on foreign ownership of residential property in Spain. Non-EU buyers do not automatically gain residency by purchasing property — Spain's Golden Visa scheme was abolished on 3 April 2025, so property investment alone no longer provides a route to a Spanish residence permit.