How to Buy Property in Spain as a UK Buyer (2026)

Before you even browse listings, there are five things every UK buyer should have in motion. Getting these sorted early will prevent delays once you find a property you want.

Get Your NIE Number

The NIE (Numero de Identidad de Extranjero) is a foreigner's tax identification number, and you cannot buy property in Spain without one. You can apply at the Spanish Consulate in London, Manchester, or Edinburgh, or your lawyer can arrange it in Spain with a power of attorney. Allow 1 to 4 weeks for processing. Read our full NIE number guide for step-by-step instructions.

Open a Spanish Bank Account

You will need a Spanish bank account to pay utilities, community fees, and local taxes. Most banks require you to visit a branch in person with your passport, NIE, and proof of address. Some international-friendly banks like Sabadell and CaixaBank have English-speaking staff in coastal areas. Open the account during an early visit — do not leave it until completion week.

Appoint an Independent Lawyer

This is non-negotiable. Hire a bilingual abogado (lawyer) who is independent — meaning they do not work for the seller, the estate agent, or the developer. Your lawyer will conduct due diligence, review every contract, and represent your interests at the notary. Expect to pay around 1% of the purchase price plus IVA (VAT) for legal fees. Ask for a fixed-fee quote in writing before you instruct them.

Set Your True Budget

The purchase price is not what you will pay. On top of the agreed price, budget an additional 12-14% for buying costs including transfer tax (ITP), notary fees, land registry fees, and legal fees. On a €300,000 property, that means roughly €36,000-€42,000 in additional costs. Use our buying costs calculator and read the full costs and taxes breakdown so there are no surprises.

Understand the 90-Day Schengen Rule

As a UK citizen post-Brexit, you can spend up to 90 days in any 180-day rolling period within the Schengen area without a visa. If you plan to spend more time in Spain, you will need to apply for a visa — the non-lucrative visa is the most common route for retirees and second-home owners who want to stay longer. Factor this into your plans from the outset.

Spain's property market operates differently to the UK. There is no equivalent of Rightmove dominating the market; instead, properties are listed across multiple platforms and often with several agents simultaneously.

Using Estate Agents

Spanish estate agents (agentes inmobiliarios) typically work for the seller and are paid by the seller, so their services are free to you as a buyer. However, this also means they represent the seller's interests. Work with agents who know the area well, but always have your own lawyer reviewing everything independently. On MUNDO, you can connect directly with vetted, English-speaking agents across Spain's most popular coastal areas.

Viewing Properties

If possible, visit in person. Photos and virtual tours are useful for narrowing down your shortlist, but nothing replaces walking through a property and exploring the neighbourhood. Plan a dedicated viewing trip of 4-5 days and book 8-12 viewings across 2-3 areas. Visit at different times of day. Check the walk to the beach, the nearest supermarket, parking, and noise levels in the evening.

Legal Checks Before You Fall in Love

Before making an offer, ask the agent or your lawyer to check the property's PGOU (Plan General de Ordenacion Urbanistica) compliance. This confirms the property was built legally with proper planning permission. In parts of southern Spain, particularly rural areas, illegal constructions and extensions are not uncommon. If a property lacks proper licences, walk away — no matter how beautiful the terrace.

Off-Plan vs Resale

Off-plan properties (bought before or during construction) can offer lower entry prices and modern specifications, but carry risks including developer delays and the need for bank guarantees on deposits. Resale properties let you see exactly what you are buying and move in faster. Both routes are perfectly valid, but the due diligence differs — your lawyer should have experience with whichever you choose.

Once you have found the right property, it is time to make an offer. In Spain, the process is less formal than in the UK, but getting it right sets the tone for the whole transaction.

Verbal offers are common and culturally normal in Spain, but a written offer is always better. Ask your lawyer to prepare a formal oferta de compra that states the price, any conditions (such as subject to satisfactory legal checks), and a proposed timeline. This protects you and shows the seller you are serious.

Negotiation Culture

In the current market, offers of 5-15% below the asking price are typical, though it depends on the area, the property type, and how long the listing has been on the market. Properties in prime locations like Marbella's Golden Mile may have less room for negotiation than those in quieter inland towns. Your agent will advise on what is realistic. Do not be afraid to negotiate — sellers expect it.

Always make your offer subject to your lawyer's satisfactory review of the property's legal status. This gives you an exit route if due diligence uncovers problems. Once the seller accepts your offer verbally or in writing, you move to the reservation stage.

Once your offer is accepted, the next step is paying a reservation deposit (senal) to take the property off the market. This is a relatively small payment — typically €3,000 to €10,000 — that secures the property for a period of 2 to 4 weeks while your lawyer completes initial checks and the private purchase contract is prepared.

The reservation deposit is paid directly to the seller or their agent and is accompanied by a short reservation agreement that sets out the agreed price, the deposit amount, and the deadline for signing the next contract (the contrato de arras).

What Happens If Someone Pulls Out?

In most cases, the reservation deposit is non-refundable if the buyer withdraws without legal justification. If the seller pulls out, they must return the deposit — and in many cases, the reservation contract will require them to pay double. However, these terms are negotiable. Your lawyer should review the reservation agreement before you sign and ensure it includes a clause allowing you to withdraw if due diligence reveals material issues with the property.

Do not pay the reservation deposit until your lawyer has at least done a preliminary Nota Simple check. Some lawyers will do this within 24-48 hours so you can reserve with confidence.

This is the most important stage of the entire buying process. Thorough due diligence protects you from buying a property with hidden debts, illegal construction, or ownership disputes. Never rush this step, and never skip it to save money. Your lawyer should check all of the following.

Nota Simple (Land Registry Extract)

The Nota Simple is a document from the Registro de la Propiedad (Land Registry) that confirms the registered owner, the property description, and any charges or debts attached to the property — such as mortgages, embargoes, or rights of way. This is the first document your lawyer will obtain and is the foundation of all further checks.

Debts and Charges

Your lawyer will verify that the property is free from outstanding debts. This includes any unpaid mortgage, community of owners fees, local council taxes (IBI), and utility bills. Under Spanish law, debts attached to a property transfer with the property — meaning if the seller owes €5,000 in unpaid community fees, that debt becomes yours on completion. Your lawyer ensures all debts are cleared or deducted from the sale price.

Planning Permission and Legality

Your lawyer checks that the property was built with proper planning permission, that any extensions or modifications are registered and legal, and that the property complies with the local town planning regulations (PGOU). This is particularly critical for older properties, rural fincas, and properties with pools, garages, or terraces that may have been added without permission.

Community of Owners

For apartments and properties within a comunidad de propietarios, your lawyer requests a certificate confirming the seller is up to date on community payments and that no special levies (derramas) are pending. They will also review the community's rules to check for any restrictions that could affect your plans, such as limits on short-term rentals.

Energy Performance Certificate

The seller is legally required to provide a valid Certificado de Eficiencia Energetica (energy certificate). This rates the property from A (most efficient) to G (least efficient) and must be included in the title deeds.

First Occupancy Licence

For new-build properties, the developer must provide a Licencia de Primera Ocupacion (first occupancy licence), which confirms the building meets all safety and planning requirements and is fit for habitation. Without this licence, you cannot connect utilities or register a mortgage. For resale properties, your lawyer should check that this licence was issued when the property was originally built.

Building Insurance (New Builds)

Spanish law requires developers of new-build properties to hold a 10-year structural defects insurance policy (seguro decenal). Your lawyer should verify this is in place before completion.

The contrato de arras is the binding private contract between buyer and seller. It is typically signed 2 to 4 weeks after the reservation deposit, once your lawyer has completed due diligence and is satisfied the property is legally sound. At this stage, you pay a further deposit — usually 10% of the purchase price (the reservation deposit is normally deducted from this).

Three Types of Arras

Spanish law recognises three types of arras contract, and understanding the difference is critical:

• Arras penitenciales — the most common type and the one most buyers encounter. If the buyer pulls out, they lose their 10% deposit. If the seller pulls out, they must pay the buyer double the deposit. This creates a strong financial incentive for both parties to complete.
• Arras confirmatorias — a simple confirmation of the sale. If either party pulls out, the other can sue for damages and force completion through the courts. This offers stronger protection but is less commonly used.
• Arras penales — a penalty clause is agreed, but the non-breaching party can also pursue specific performance (forcing the sale to complete).

Make sure your contract explicitly states which type of arras it is. If the contract does not specify, Spanish courts may interpret it as arras confirmatorias, which has different consequences. Your lawyer should draft or review this contract and ensure you understand exactly what you are signing.

What the Contract Includes

The arras contract sets out: the full purchase price, the deposit amount, the identities of both parties, the property description (matching the Nota Simple), the agreed completion date, the notary where completion will take place, and any special conditions. The completion date is typically set 4 to 8 weeks from signing the arras.

How you pay for your Spanish property and how you transfer the funds deserve careful thought. The choices you make here can save — or cost — you thousands of pounds.

Cash Purchases

If you are buying with cash, the process is simpler and faster. You will still need to demonstrate the source of funds to the notary and the bank (anti-money-laundering requirements apply in Spain just as they do in the UK). Have your funds ready in your Spanish bank account at least one week before completion.

Spanish Mortgages for UK Buyers

Despite Brexit, UK buyers can still obtain mortgages from Spanish banks. Non-residents can typically borrow up to 60-70% of the property value, with interest rates between 2.5% and 4.5%. The mortgage application process takes 6-8 weeks, so start early — ideally as soon as your offer is accepted. A specialist mortgage broker who works with UK buyers can save you considerable time and often secure better terms. Read our detailed Spanish mortgages for UK buyers guide for the full breakdown.

Currency Transfers

Unless you are earning in euros, you will need to convert pounds to euros for the purchase. The exchange rate on a €300,000 property can mean a difference of £5,000 or more depending on when and how you transfer. Do not use your high-street bank for large international transfers — their exchange rates and fees are typically poor.

Instead, use a specialist currency transfer service such as Wise, CurrencyFair, or a dedicated foreign exchange broker. These services offer better exchange rates, lower fees, and tools like forward contracts that let you lock in a rate for future transfers — protecting you if the pound weakens before completion. Timing your transfers strategically across the deposit and completion stages can also help you secure better average rates.

Completion day in Spain is quite different to the UK. There is no solicitor-to-solicitor exchange of contracts over the phone. Instead, both parties (or their legal representatives) attend the notary's office together for the signing of the escritura publica — the public deed of sale.

What Happens on the Day

The notary is a public official who verifies the identities of both parties, checks that all legal requirements are met, and formally witnesses the transfer of ownership. The notary will read the entire deed aloud in Spanish — this is a legal requirement, even if everyone in the room speaks English. Your lawyer should be present to translate and explain each section as it is read.

Once the deed is read and understood, both parties sign. The buyer then pays the remaining balance of the purchase price (the total price minus the deposits already paid). This is typically done via a cheque bancario (banker's draft) drawn on your Spanish bank account. Personal cheques and international transfers are not accepted at the notary.

Keys and Taxes

Once signed and payment is confirmed, the keys are handed over — the property is yours. But the paperwork is not quite finished. Purchase taxes must be paid within 30 days of completion: ITP (transfer tax) for resale properties, or IVA plus AJD for new builds. Your lawyer will typically handle the tax payment on your behalf. See our costs and taxes guide for the full breakdown of what you owe.

You have the keys, but there are several important tasks to complete in the weeks following your purchase to ensure everything is properly registered and set up.

Land Registry Registration

Your lawyer submits the signed escritura to the Registro de la Propiedad (Land Registry) for registration in your name. This process takes 1-3 months. Until registration is complete, the notarial deed is your proof of ownership. Registration is not optional — it is essential for your legal protection.

Utility Contracts

Water, electricity, and gas contracts need to be transferred into your name. Your lawyer or a gestor (administrative agent) can handle this. You will need your NIE, the property deed, and your Spanish bank details for direct debits. If the previous owner had any outstanding bills, these should have been resolved before completion.

Community of Owners

If your property is within a community, notify the administrador de fincas (property administrator) of the change of ownership and provide your bank details for the monthly or quarterly community fee payments.

Spanish Will

Spanish succession law differs significantly from English law. To ensure your Spanish property passes to your chosen beneficiaries efficiently, have a Spanish will drafted that deals exclusively with your Spanish assets. This sits alongside your UK will (which should be updated to exclude Spanish assets). Without a Spanish will, inheritance matters become slower, more expensive, and may be subject to Spanish forced-heirship rules.

Non-Resident Tax Obligations

Even if you do not rent the property, non-residents must file an annual imputed income tax return (Modelo 210) based on the cadastral value of the property. If you do rent it out, rental income is taxed at 24% for non-EU residents (the post-Brexit rate for UK nationals). Your lawyer or a tax adviser can set up annual filings so you stay compliant.

After years of helping UK buyers navigate the Spanish property market, the same mistakes come up again and again. Avoid these and your purchase will be smoother, safer, and cheaper.

• Not using an independent lawyer. The seller's lawyer or the agent's recommended lawyer may be perfectly competent, but they do not represent your interests. Always appoint your own.
• Not checking for debts on the property. Under Spanish law, property debts follow the property, not the owner. If the seller owes community fees, unpaid IBI, or has a hidden mortgage, those debts become yours on completion.
• Not understanding which type of arras contract you are signing. The difference between arras penitenciales and arras confirmatorias matters enormously if something goes wrong. Read the contract. Ask your lawyer to explain it in plain English.
• Using your high-street bank for currency transfers. On a €300,000 purchase, the difference between a specialist currency service and a standard bank transfer can easily be £3,000-£5,000. Use a specialist. Lock in rates with forward contracts where possible.
• Not budgeting enough for taxes and fees. The purchase price is not the final cost. Budget an additional 12-14% on top. Use our costs calculator to get an accurate estimate for your specific property.
• Not checking rental licence rules. If you plan to rent your property to holidaymakers, check the local regulations before you buy. In many areas of Andalucia, tourist rental licences are restricted or require the property to meet specific criteria. Buying with the assumption you can rent freely and then discovering you cannot is an expensive mistake.
• Skipping the first occupancy licence check. For new builds especially, ensure the licencia de primera ocupacion is in place. Without it, you may struggle to connect utilities or register a mortgage.
• Rushing due diligence to beat another buyer. Spain's deposit system means that once you have reserved, the property is off the market. There is no gazumping. Use the time your reservation buys you to do thorough checks. Never let urgency override diligence.