Buying property in Spain as a foreigner follows a fairly standardized sequence, even though the paperwork and terminology are unfamiliar to most British and American buyers. Here’s the complete process from start to finish.
Step 1: Get Your NIE
This is required before almost anything else can proceed — see our dedicated guide on applying for an NIE for the full process.
Step 2: Find Your Property and Engage a Lawyer
Hire an independent lawyer (not one recommended exclusively by the seller’s agent) before making an offer. They’ll begin due diligence on the property while you negotiate price.
Step 3: Sign a Reservation Contract and Pay a Holding Deposit
A small deposit (often €3,000–6,000) typically takes the property off the market while your lawyer completes due diligence and you arrange financing.
Step 4: Sign the Contrato de Arras (Private Purchase Contract)
This is the binding private contract, typically accompanied by a deposit of 10% of the purchase price, with agreed terms for completion and consequences if either party withdraws. See our dedicated guide on the contrato de arras.
Step 5: Arrange Financing (If Applicable)
Non-resident mortgage approval typically takes 6–10 weeks — ideally started in parallel with the steps above, not after signing the arras contract, given the financing contingency timeline needs to fit within the contract’s completion window.
Step 6: Open a Spanish Bank Account
Needed for the mortgage, ongoing payments like IBI and community fees, and the completion transaction itself.
Step 7: Final Due Diligence and Notary Preparation
Your lawyer obtains a current nota simple, confirms no outstanding debts or charges, and prepares the completion paperwork.
Step 8: Sign at the Notary (Completion)
You (or your representative via power of attorney) sign the escritura pública, pay the balance, and taxes/fees are settled. You receive the keys.
Step 9: Register the Property
Your lawyer registers the purchase at the Land Registry, formalizing your ownership on public record — typically completed within a few weeks of signing.
Step 10: Set Up Ongoing Obligations
Register for IBI direct debit, set up utilities, arrange home insurance, and if applicable, register on the padrón — the administrative work continues after completion.
Typical Overall Timeline
From finding a property to completion, most purchases take 2–4 months, longer if financing a mortgage or if due diligence uncovers issues requiring resolution.
Frequently Asked Questions
Can I complete the whole process without visiting Spain?
Yes, through a power of attorney, though many buyers choose to visit at least once, often for the final viewing or signing.
What’s the biggest mistake first-time foreign buyers make in this process?
Skipping independent legal due diligence in favor of relying solely on the selling agent’s assurances — always use your own lawyer, not one recommended exclusively by the seller.
Is the process different for new-build vs. resale properties?
The core steps are similar, but off-plan/new-build purchases involve staged developer payments and additional protections — see our dedicated guide on buying off-plan property.