By Home Kare · 9 min read · Buyer’s Guide
Buying property in Spain as a non-resident is more straightforward than most people fear — as long as you know the order of play. The process follows the same clear path for every overseas buyer at Hacienda del Álamo, from your first ID number to the day the deed is registered in your name. Below we walk you through the whole journey, step by step, so nothing catches you out.
NIE — Your first requirement
~10% — Budget for taxes and fees
6–10 wks — Typical time to complete
Notary — Where you sign the deed
Before you start: two things you cannot skip
Two items sit at the foundation of every purchase, and everything else builds on them.
The first is your NIE number, the foreigner ID Spain assigns to anyone dealing with its authorities. You need it to sign, pay taxes and register the property. The second is a Spanish bank account, which you use to transfer the funds, pay the taxes and set up utility direct debits. Arrange both early — see our guide to the NIE number for the detail.
💡 Hire an independent lawyer first
Before you fall in love with a property, appoint your own Spanish solicitor — not one recommended by the seller. They run the legal checks, review the contracts and protect your interests throughout.
The buying process, step by step
Here is the path a typical purchase follows at Hacienda del Álamo.
| Step | What happens | Typical timing |
|---|---|---|
| 1. NIE + bank account | Get your foreigner ID and open a Spanish account | 2–8 weeks |
| 2. Appoint a lawyer | Independent solicitor to handle checks and paperwork | Straight away |
| 3. Reserve the property | Small holding deposit takes it off the market | A few days |
| 4. Arras contract | Deposit contract (usually 10%) fixes price and date | 1–2 weeks |
| 5. Mortgage + legal checks | Financing and due diligence (debts, licences, nota simple) | 4–6 weeks |
| 6. Notary | Sign the title deed and pay the balance | 1 day |
| 7. Taxes + registration | Pay purchase taxes and register the property in your name | 1–3 months |
Step 3 and 4: reservation and the arras contract
Once you choose a home, a reservation agreement takes it off the market while your lawyer checks it. Next comes the arras contract — the private deposit contract. You usually pay 10% of the price, and both sides commit: if you pull out you lose the deposit; if the seller pulls out, they typically pay you double.
Step 5: mortgage and due diligence
If you need financing, this is when it is arranged. Spanish banks lend to non-residents, though on slightly stricter terms — see our guide to mortgages for non-residents. Meanwhile your lawyer confirms the property is free of debts and charges, has its licences in order, and matches the Land Registry record (the nota simple).
⚠️ Never sign or transfer money before the checks are done
The nota simple reveals mortgages, embargoes or debts attached to the property. Your lawyer must clear these before you commit funds.
Step 6 and 7: the notary, taxes and registration
You sign the title deed (escritura) before a notary and pay the balance. After signing, the purchase taxes fall due. On a resale home in the Region of Murcia the main tax is ITP at 7.75% (updated under Ley 3/2025); on a new build you pay 10% IVA plus stamp duty (AJD) instead. Our guide to purchase taxes at HDA breaks the full cost down. Finally, the property is registered in your name at the Land Registry.
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Common mistakes to avoid
- Starting your NIE application after you find a property, not before.
- Using a lawyer recommended by the seller instead of your own.
- Underestimating taxes and fees — budget around 10% on top of the price.
- Transferring the deposit before the legal checks are complete.
- Leaving the Spanish bank account until the week of completion.
Frequently asked questions
Can I buy property in Spain as a non-resident?
Yes. There are no restrictions on non-residents buying property in Spain. You simply need an NIE number, a Spanish bank account and, in most cases, an independent lawyer.
How much are the taxes and fees on top of the price?
Budget roughly 10% of the purchase price. This covers the transfer tax (7.75% ITP on a resale in Murcia) or IVA plus AJD on a new build, along with notary, registry and legal fees.
Do I need to be in Spain to buy?
Not necessarily. Many overseas buyers complete remotely by granting their Spanish lawyer a power of attorney to sign and handle the paperwork on their behalf.
How long does the whole process take?
From reservation to registration, a typical purchase takes around 6 to 10 weeks, though the NIE and any mortgage can extend that.
Official sources: purchase taxes are administered by the Spanish tax authorities (AEAT) and the Region of Murcia (CARM). UK buyers can also consult the UK government’s Living in Spain guidance.
This guide is for general information and is not legal advice. Taxes, fees and timelines can change and vary by case. Confirm the current procedure with your Spanish lawyer before you commit.
Buying at HDA and want the process handled properly? Talk to Home Kare →