Buying and registering property in Spain
Spain’s property market readjusted itself following the 2008 crisis making it once again an attractive destination for foreign property buyers. It can take up to three months to formalise a real estate purchase and buyers should account for
How it works in Spain:
1. Find a property. A local real estate agency offers properties that match your preferences as a buyer. The city, district and your budget are the main things to take into account. Once you have found one or more options that interest you, the agency will arrange viewings. Don’t hesitate to ask your real estate agent any questions about the property, payment procedures or potential discounts.
We recommend finding out about the age of the property, materials used in its construction and paying particular attention to the quality of the finishing design. While you search, it’s also a good idea to start Step 2 and 3 of the purchasing process.
2. Open a bank account. You will need your passport, proof of residence, an income statement for the last three months and a tax statement. You also should be ready to provide the bank with documents showing legitimate origin of money due to strict rules concerning money laundering.
If you want to take out a mortgage in Spain, you will need to open an account with the same bank.
3. Get your tax identification number. As a foreign citizen, you will be assigned a‘Número de Identificación de Extranjero’ (also known as NIE) by the tax authorities. You need this to open a bank account, purchase property or vehicles, make financial transactions and/or start a business. The NIE does not entitle the holder to cross the national border and reside in Spain. To get your number, you have to fill out an EX-15 application in Spanish specifying your purpose and send in your original passport as well as a copy of its pages with personal data to Spain's Consulate General in your country of residence.
4. Sign the preliminary sales contract and pay the deposit. Once you have chosen your property, you will need to sign the preliminary sales contract (contrato privado de compraventa) which sets out the price and the payment procedure. Your deposit is
5. Apply for a mortgage (if applicable). It can take up to three weeks to get an answer once your mortgage application has been submitted.
6. Sign the final sales contract. The contract is signed before a notary and both you and the seller will receive certified copies of the property deed. At this stage, you will also make the final payment. Expect to receive the original sales contract (escritura pública) from the notary within three months. In Spain, the real estate agent’s commission varies from 3% to 5% of the purchase price and is always paid by the seller.
7. Register your property. In order to validate your investment, you need to record the transaction with the Spanish Property Registry (registro de propriedad). It can take up to three months to get proof of registration (nota simple informativa).
Taxes and charges
Newly built property is subject to 10% VAT (Impuesto sobre el Valor Añadido, IVA) and 1% stamp duty (Actos Jurídicos Documentados, AJD) on average, depending on the region. However, buyers in the Canary Islands will be charged the Canary Islands General Indirect Tax (Impuesto General Indirecto Canario, IGIC) at 4.5% instead of VAT. Land and commercial property acquisitions in Spain are subject to 21% VAT.
|Cantabria||8.0 or 10.0|
|Extremadura||8.0, 10.0 or 11.0|
The notary fee and property registration charge are valued at approximately
Existing property is subject to property transfer tax (Impuesto sobre Transmisiones Patrimoniales, ITP). The rates depend on the location of your purchase: each autonomous region has its own ITP, except the Basque Country , which has one for each of its three provinces.
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