Buying property in Spain as a foreigner: what actually matters in 2026
By Home Kare · 9 min read · Buyer’s Guide
Buying property in Spain as a foreigner is more straightforward than most people expect. Spain places no restriction on foreign ownership, so you can buy a home at Hacienda del Álamo whatever your nationality. However, the process follows a fixed legal path, and the order of the steps matters. Therefore, the Home Kare team has put together a clear 2026 walkthrough — from your first NIE to the keys in your hand — so nothing catches you out.
The good news first. Owning a home here is open to everyone, and the steps are well established. Indeed, thousands of international buyers complete a purchase at HDA every year. The key is simply knowing what happens, and when.
0Restrictions on foreign ownership
NIERequired before you can buy
~10%Deposit at the arras stage
10–14%Typical costs on top of price
Step 1 — Get your NIE number
The NIE (Número de Identidad de Extranjero) is your Spanish tax and identity number. You cannot buy, pay taxes or open a bank account without it. So this is genuinely the first move. You can apply at a Spanish consulate in your home country, or in person in Spain, and many buyers use a lawyer with power of attorney to handle it. As a result, the application rarely slows down a sale when it is started early.
Step 2 — Open a Spanish bank account
Next, you will need a Spanish account to pay the deposit, the balance, taxes and the running utilities. Spanish notaries and sellers generally expect funds to move through a Spanish account. Moreover, your bank will help you prove the source of those funds, which is now a standard anti-money-laundering check. Opening the account early keeps the later steps smooth.
Step 3 — The reservation and the arras contract
Once you choose a property, you usually pay a small reservation fee to take it off the market. After that comes the contrato de arras, the private deposit contract. At this point you typically pay around 10% of the price. Crucially, the arras locks both sides in: if the buyer pulls out, they lose the deposit; if the seller pulls out, they generally repay it doubled. Read this contract carefully, ideally through your own lawyer.
⚠️ Always use an independent lawyer
When buying property in Spain as a foreigner, use a lawyer who works only for you — not one recommended by the seller alone. They run the legal checks, confirm the property is free of debt, and protect your deposit. It is the single best money you will spend on the purchase.
Step 4 — Due diligence before you commit
Before the final signing, your lawyer carries out due diligence. They request the nota simple from the Land Registry, which shows the legal owner and any charges or mortgages on the home. In addition, they confirm the property has no outstanding community fees, local taxes or planning issues. Therefore, you sign knowing exactly what you are buying. For HDA resort homes, they will also check the community statutes and any service charges.
Step 5 — Signing the escritura at the notary
The purchase becomes official at the notary. There, both parties sign the escritura pública (the title deed), you pay the balance, and the seller hands over the keys. A notary is a public official who verifies identities, confirms the funds and witnesses the deed. If you cannot attend, your lawyer can sign for you under power of attorney. From this moment, the home is yours.
Step 6 — Taxes, Land Registry and the final steps
After signing, two things follow quickly. First, you pay the purchase tax — resale homes carry transfer tax (ITP), while new builds carry VAT plus stamp duty. Second, the deed is registered at the Land Registry in your name. Finally, you switch the utilities and community account into your name. Your lawyer or gestor usually coordinates all of this for you.
| Stage | What you pay | Roughly when |
|---|---|---|
| Reservation | Small fixed fee | On agreeing the purchase |
| Arras (deposit) | ~10% of price | Within days of reserving |
| Completion (notary) | Remaining balance | Typically 4–8 weeks later |
| Purchase taxes | ITP, or VAT + stamp duty | Just after signing |
💡 Budget 10–14% on top of the price
As a guide, allow an extra 10–14% over the purchase price for taxes, notary, Land Registry and legal fees. If you use a mortgage, the bank will not lend against these costs, so you need them in cash. Plan this from day one, not after you fall for a home.
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Common mistakes when buying property in Spain as a foreigner
After guiding many international buyers, we see the same avoidable errors. Knowing them in advance saves time, money and stress.
Leaving the NIE until the last minute
Without an NIE you cannot complete. Apply for it as soon as you decide to buy, not the week before signing.
Skipping independent legal advice
Relying on the seller’s contacts alone is a real risk. An independent lawyer checks the home is debt-free and the contract is fair to you.
Underestimating the purchase costs
Many buyers budget only for the price. In reality, taxes and fees add roughly 10–14%, and a mortgage will not cover them.
Confusing buying with residency
Owning a home is separate from the right to live here full-time. The Golden Visa ended in 2025, so plan your stay using the 90/180 rule or a long-stay visa.
Frequently asked questions about buying property in Spain as a foreigner
Can foreigners buy property in Spain?
Yes. Spain places no restriction on foreign ownership, so any nationality can buy a home at Hacienda del Álamo. You will need an NIE number, a Spanish bank account and, ideally, an independent lawyer. Ownership is open to everyone, although how long you can stay depends on your nationality and visa.
What is an NIE and why do I need one?
The NIE is your Spanish tax and identity number. You cannot buy, pay taxes or open a bank account without it. You can apply at a Spanish consulate in your home country or in Spain, and a lawyer can handle it for you under power of attorney.
What is the arras contract?
The arras is the private deposit contract you sign after agreeing a purchase, usually paying around 10% of the price. It commits both sides: if you pull out you lose the deposit, and if the seller pulls out they typically repay it doubled. Always review it with your lawyer.
How much should I budget on top of the price?
Allow roughly 10–14% of the purchase price for taxes, notary, Land Registry and legal fees. Resale homes carry transfer tax (ITP), while new builds carry VAT plus stamp duty. A mortgage will not finance these costs, so keep them in cash.
Do I have to be in Spain to complete the purchase?
No. If you cannot attend the notary, your lawyer can sign the title deed on your behalf under a power of attorney. Many international buyers complete their purchase at HDA this way, then collect the keys later.
Does buying a home give me the right to live in Spain?
No. Ownership and residency are separate. Since the Golden Visa ended in 2025, buying no longer grants residency. Non-EU owners use the Schengen 90/180 rule for holidays, or apply for a long-stay visa to spend longer here.
Official sources: the UK government publishes current entry and residence guidance on its Living in Spain pages, and the Region of Murcia tax authority (ATRM) sets the regional purchase-tax rates.
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