Buying Property in Spain, Questions and Answers

Yes. The NIE, the bank account and signing the deed before a notary can all be handled under a notarised power of attorney. You sign the power of attorney either at a Spanish consulate (no apostille needed) or with a notary in your country, with an apostille and a translation. We show properties on a video call. Full guide: how to buy an apartment in Spain remotely.

Shortlist and online viewing, reservation, property checks using the land registry extract (nota simple) plus community and IBI certificates, NIE and bank account, the deposit contract (arras), signing the deed (escritura) before a notary, paying the tax and registering the property in the Land Registry.

It is usually arras penitenciales under Article 1454 of the Civil Code: if the buyer walks away, the seller keeps the deposit; if the seller walks away, they return double the deposit. The parties agree the amount themselves, often around 10% of the price.

The lawyer orders a nota simple from the Land Registry (owner, mortgages, charges), gets a certificate from the community of owners confirming there are no arrears, and the latest IBI receipt. By law the property itself answers for the previous owner's community debts for the current year and the three before it, so the certificate is obtained before completion.

There is no ban on buying. There is an EU banking restriction: banks do not accept deposits from Russian citizens and residents above 100 000 € per bank, with exceptions (for example, for holders of an EU residence permit). We plan a large payment in advance with the lawyer and the bank, and we do not offer ways around the rules.

In the Valencian Community (Alicante, Torrevieja, the whole Costa Blanca): resale homes pay ITP (property transfer tax) at 9% for purchases from 1 June 2026, or 11% on the full price above 1 million €; new builds pay VAT (IVA) at 10% plus AJD (stamp duty) at 1.4%. Add about 1% for the notary and registration. In total, budget about 10% on top for resale and about 12.4% for a new build. Full guide: taxes and costs when buying.

IBI, the municipal property tax based on cadastral value (0.4% to 1.1%, the rate is set by the town), waste collection, community fees, insurance and non-resident income tax (IRNR). If the property is not let, the non-resident tax is charged on deemed income: 1.1% or 2% of the cadastral value, taxed at 24% for non-EU owners and 19% for EU owners.

By law the seller pays the plusvalía municipal on a sale. If the seller is not a Spanish tax resident, the buyer withholds 3% of the price and pays it to the tax office within a month on form 211, as an advance on the seller's tax.

No. No such tax exists. In May 2025 a bill (122/000196) proposing a tax of up to 100% for non-EU buyers was submitted to Congress, but it was never even admitted for debate, and it lapsed when parliament was dissolved on 6 October 2026. The new parliament elected on 29 November 2026 could table it again. We check the current rates before every purchase.

The NIE (foreigner identity number) is your personal tax number in Spain, and you cannot complete a purchase without it. You apply on form EX-15 and pay the fee on form 790, code 012, at the Spanish consulate for your place of residence or in Spain, in person or through a representative holding a power of attorney. Full guide: NIE and a bank account.

Almost always. It is used to pay the balance of the price, the purchase tax and, later, the yearly bills. A non-resident bank account is opened once you have the NIE, and this can also be done by power of attorney. Under anti-money laundering law the bank will ask for documents showing the source of funds.

Spanish banks do lend to non-residents, but each bank sets its own terms and they are usually stricter than for residents. You need an NIE, proof of income and your own money for the down payment and all costs. We advise against counting on a mortgage before you start viewing: get a preliminary answer from a bank first.

No. The golden visa for buying property was abolished by Ley Orgánica 1/2025, and no new applications have been accepted since 3 April 2025. Full guide: Spanish residency after the end of the golden visa.

Most often through non-lucrative residence (income of at least 400% of IPREM: in 2026 that is 2 400 € a month for the applicant plus 600 € for each family member) or the permit for remote work for a foreign employer (income of at least 200% of the minimum wage, SMI). Without a residence permit, the Schengen rule applies: 90 days in any 180-day period.

In the Valencian Community, tourist homes must be entered in the tourism register, with the number shown in every listing, and you need an urban planning compatibility report from the town hall. A new tourist apartment in a block needs the consent of 3/5 of the owners in the community. We check the building's statutes and the town's rules before the deposit.

Our catalogue has 57 properties within 500 m of the sea, priced from 104 000 €, with a median of 189 000 €. Most of them are in Torrevieja. Browse: property by the sea in Spain.

There are few options: right now the catalogue has 1 under 100 000 € and 25 under 150 000 €. The cheapest property within 500 m of the sea costs 104 000 €. Selection: under 150 000 €.

In our catalogue the median price is 169 900 € in Torrevieja and 265 000 € in Orihuela Costa. Torrevieja is a year-round town with beaches right in the centre; Orihuela Costa is quieter, with golf courses and residential urbanisations. Browse: Torrevieja, Orihuela Costa.

We find properties, show them on video, calculate the total cost including taxes and guide you through the purchase in English or Russian, from the first call to registration. Legal checks and signing are done by a lawyer and a notary in Spain, and we keep all parties in touch.

Send us a request: town or area, budget, number of bedrooms and how close to the sea you want to be. We will send a selection and set out the steps for your case, taking into account your citizenship and where the money will come from.