How Long Does It Take to Buy Property in Spain?

Most UK buyers spend two to six months researching before they even book a viewing trip. This phase is about narrowing your search area, understanding your budget (including the 12-14% buying costs), and getting your finances in order.

Key tasks during this phase:

• Define your budget — Factor in purchase price plus 12-14% for taxes and fees. Use our cost calculator to get an accurate figure.
• Get a mortgage agreement in principle — If you need finance, approach a Spanish mortgage broker early. UK buyers can typically borrow 60-70% LTV. Pre-approval takes 2-4 weeks and shows sellers you are serious.
• Apply for your NIE number — The Numero de Identidad de Extranjero is required for all property transactions. Apply at a Spanish consulate in the UK (allow 4-6 weeks) or in Spain (1-3 weeks). See our NIE guide for full details.
• Open a Spanish bank account — You will need this for direct debits (utilities, community fees, IBI tax) and to receive a banker's draft for completion. Some banks allow you to open an account remotely; others require an in-person visit.
• Shortlist areas and properties — Use our area guides to compare towns on the Costa del Sol.

Do not skip the NIE application. It is the single most common cause of delays in the buying process, and there is no workaround — you cannot complete without one.

Once your preparation is complete, book a viewing trip. Most buyers spend three to five days on the coast, viewing eight to fifteen properties. Arrange viewings with agents in advance and be prepared to move quickly if you find the right property — good properties on the Costa del Sol sell fast, particularly in the mid-range (EUR200,000-EUR500,000) bracket.

The viewing trip:

• View properties across at least two or three different areas to calibrate your expectations.
• Visit at different times of day — morning sun versus afternoon shade matters more than you think.
• Check the community areas (pools, gardens, lifts) for signs of good or poor maintenance.
• Ask about community fees, IBI tax, and any special levies — these vary enormously.

Making an offer:

Offers in Spain are typically verbal through the estate agent. There is no sealed-bid system. A reasonable opening offer is usually 5-10% below asking price, though this depends entirely on local market conditions. The agent will relay your offer to the seller, and negotiation may take a few days. Once a price is agreed verbally, you move to the reservation deposit stage within 24-72 hours.

At this point, you should also instruct an independent lawyer (abogado) — not one recommended by the selling agent. Your lawyer will handle due diligence, contract review, and completion on your behalf. Budget EUR1,500-EUR2,500 plus IVA for legal fees.

Once the price is agreed, you pay a reservation deposit (reserva) — typically EUR3,000 to EUR6,000. This takes the property off the market for an agreed period (usually two to four weeks) while your lawyer conducts initial due diligence.

What the reserva achieves:

• The seller agrees not to accept other offers during the reservation period.
• Your lawyer begins legal checks: nota simple (title check at the Land Registry), urban planning compliance (PGOU), debts and charges, community fee status, and energy performance certificate.
• If your lawyer finds a serious issue (illegal build, outstanding debts, title problems), you can usually withdraw and recover your deposit in full — provided the reservation contract includes appropriate conditions.

Costs due at this stage:

Item	Typical Cost
Reservation deposit	EUR3,000 - EUR6,000
Lawyer retainer (if applicable)	EUR500 - EUR1,000
Nota simple	EUR10 - EUR30

The reservation deposit is deducted from your total purchase price at completion. It is not an additional cost — think of it as the first instalment of the price.

Assuming due diligence is satisfactory, you and the seller sign the contrato de arras — the binding private purchase contract. At this stage you pay 10% of the purchase price (minus the reservation deposit already paid). This is a legally binding agreement with penalties for either party pulling out. See our detailed arras guide for the three types of arras contract.

The arras contract specifies:

• The agreed purchase price and payment schedule.
• The completion date (typically 4-8 weeks after signing the arras, but can be longer if a mortgage is involved).
• Conditions for withdrawal and associated penalties (under arras penitenciales, the buyer loses the 10% deposit; the seller must return double).
• What is included in the sale (furniture, appliances, fixtures).
• Any conditions precedent (e.g., subject to mortgage approval).

Costs due at this stage:

Item	Typical Cost
Arras deposit (10% of price, less reserva)	Varies (e.g. EUR40,000 on a EUR400,000 property, less EUR5,000 reserva = EUR35,000)
Valuation fee (if getting a mortgage)	EUR300 - EUR600

Your lawyer should review every clause before you sign. Never sign a contrato de arras without independent legal advice — once signed, walking away is expensive.

Between signing the arras and completion, your lawyer completes the remaining due diligence and your mortgage lender (if applicable) finalises the loan. This is the most variable phase — it can take four weeks if everything is straightforward, or up to ten weeks if there are complications.

Your lawyer's due diligence checklist:

• Confirm the property is free from debts, liens, and encumbrances.
• Verify town planning compliance — no illegal extensions or builds.
• Check community fee payments are up to date.
• Confirm the catastral reference matches the property boundaries.
• Ensure the property has a valid energy performance certificate (EPC).
• Check for any pending special levies from the community of owners.

If you are getting a mortgage:

Your lender will instruct an independent valuation (EUR300-EUR600). Once the valuation is confirmed, the bank issues a binding offer (oferta vinculante). You have a 10-day cooling-off period to review the mortgage terms. Allow a total of 4-6 weeks from application to mortgage funds being available.

Power of attorney: If you cannot attend the notary in person for completion, your lawyer can sign on your behalf with a poder notarial (power of attorney). This must be arranged in advance — either at a Spanish notary or at the Spanish consulate in the UK. See our glossary for the full definition.

Completion in Spain takes place at the notary's office (notaria). This is the equivalent of exchange and completion happening simultaneously — there is no gap between the two as there is in England.

What happens on the day:

• Both buyer and seller (or their legal representatives) attend the notary.
• The notary reads the escritura de compraventa (deed of sale) aloud in Spanish. Your lawyer should provide a simultaneous English summary.
• You pay the remaining balance of the purchase price, typically by banker's draft (cheque bancario).
• The seller hands over the keys.
• The notary witnesses the signing and stamps the deed.

Costs due at completion:

Item	Typical Cost
Remaining purchase price	90% of price (less deposits paid)
Transfer tax (ITP) — resale properties	7% in Andalusia
IVA + AJD — new builds	10% IVA + 1.2% AJD
Notary fees	EUR600 - EUR1,200
Land Registry fees	EUR400 - EUR700
Lawyer's balance	EUR1,000 - EUR1,500

After signing, your lawyer registers the deed at the Registro de la Propiedad (Land Registry). Registration typically takes 2-4 weeks, after which you receive the registered deed confirming you as the legal owner.

Here is the full buying timeline from offer acceptance to collecting your keys, assuming a straightforward resale purchase with no mortgage complications.

Week	Stage	Key Action	Payment Due
Week 1	Offer accepted	Instruct independent lawyer	None
Week 1-2	Reservation	Pay reserva deposit; lawyer starts checks	EUR3,000 - EUR6,000
Week 3-4	Contrato de arras	Sign private contract; pay 10% deposit	10% of price (less reserva)
Week 4-6	Due diligence	Lawyer completes all legal checks	Valuation fee (EUR300 - EUR600 if mortgaged)
Week 6-8	Mortgage (if applicable)	Bank issues binding offer; 10-day reflection	None
Week 8-12	Pre-completion	Arrange banker's draft; sign power of attorney if needed	None
Week 10-14	Escritura	Sign at notary; collect keys	Remaining balance + taxes + fees
Week 12-18	Registration	Deed registered at Land Registry	Registry fees (EUR400 - EUR700)

Cash buyers can often complete in 6-8 weeks from offer. Mortgage buyers should allow 10-14 weeks. If the seller needs extra time (e.g. they are buying another property), completion may be extended to 16-20 weeks by mutual agreement.

For a full breakdown of the costs at each stage, use our buying cost calculator.