Buying property in Spain as a foreigner — the full process

Buying in Spain is straightforward once you understand the sequence. Here’s the path, in order.

1. Get your NIE

The NIE (Número de Identidad de Extranjero) is your Spanish tax/ID number, and you cannot buy without it. Apply at a Spanish consulate in your home country or in person in Spain; your lawyer can do it for you with a power of attorney. Allow one to three weeks.

2. Appoint an independent lawyer

Engage your own Spanish abogado — independent of the seller and the agency. They run due diligence: title, debts, planning permissions, community fees, and whether the property is legally what it claims to be. This is the single most important safeguard in the process. Budget around 1% of the price.

3. Open a Spanish bank account

You’ll need one to pay taxes, utilities and (often) to demonstrate funds. Straightforward with your NIE and passport.

4. Reserve the property

Once you’ve agreed a price, a reservation contract takes the property off the market, usually for a fee of €6,000–€20,000. Your lawyer should approve it first.

5. Sign the private purchase contract

Within a few weeks you sign the contrato de arras and pay a deposit, typically 10%. If you pull out, you lose it; if the seller pulls out, they owe you double. Due diligence should be complete before this point.

6. Complete at the notary

Final signing happens before a notary, where you pay the balance and receive the escritura (title deed). The property is then registered in your name at the Land Registry.

How long does it take?

A cash purchase can complete in 4–8 weeks from offer; with a mortgage, allow 8–12 weeks. The NIE and due diligence are the usual gating items — start them early.

The costs on top

Budget roughly 10–13% above the price for a resale (12–14% for new-build) to cover tax, notary, registry and legal fees. Run your own numbers with our cost calculator, and see the taxes & fees guide for the detail.