How to buy property in España
A practical guide for buyers (including foreigners): step-by-step process, purchase costs, annual taxes, financing and quirks in España. Informational, verified August 2026 — not legal advice.
Can foreigners buy?
Anyone can buy, no restrictions. You need an NIE (foreigner ID number) before signing.
The process, step by step
- 1Get NIE + a Spanish bank account
- 2Reservation/arras contract, typically 10%
- 3Checks: nota simple (registry), community debts
- 4Escritura at the notary + payment
- 5Registration at the Property Registry
Purchase costs (on top of the price)
| ITP transfer tax (resale, per region) | 6–10% |
| VAT + stamp duty (new builds) | 10% + 0,5–1,5% |
| Notary + registry | ~1–1,5% |
Annual taxes: IBI (local tax) 0.4–1.1% of cadastral value; non-residents also pay imputed income tax (~0.2–0.5% of cadastral).
💶 What it costs to buy a €200,000 home in España
What it really costs you, with taxes, notary and registry included — estimated from the country's rules, before you talk to a notary.
| Resident | Non-resident / second home | |
|---|---|---|
| ITP transfer tax (resale, per region) | €12,000 – €20,000 | €12,000 – €20,000 |
| Notary + registry | €2,000 – €3,000 | €2,000 – €3,000 |
| Estimated final price | €214,000 – €223,000 | €214,000 – €223,000 |
Indicative estimate from the country's public rules; rates differ by region and by your situation. Not tax advice.
Financing as a non-resident
Spanish banks typically lend non-residents up to 60–70% of the price.
Quirks that surprise buyers
- ⚠️ Community debts transfer to the buyer — request a certificate
- ⚠️ In Cataluña/Balearics ITP can exceed 10%
- ⚠️ Arras penitenciales: back out and lose the deposit; if the seller backs out they repay double
Frequently asked questions
- Can I buy property in España as a foreigner?
- Anyone can buy, no restrictions. You need an NIE (foreigner ID number) before signing.
- What costs and taxes do I pay when buying in España?
- ITP transfer tax (resale, per region): 6–10%; VAT + stamp duty (new builds): 10% + 0,5–1,5%; Notary + registry: ~1–1,5%. IBI (local tax) 0.4–1.1% of cadastral value; non-residents also pay imputed income tax (~0.2–0.5% of cadastral).
- Can I get a mortgage in España as a non-resident?
- Spanish banks typically lend non-residents up to 60–70% of the price.