Buying property in Spain as a non-resident: the complete process, costs and timeline

Published 3 July 2026

Why read this guide

Buying property in Spain as a non-resident is straightforward if you plan, use local experts and understand the extra costs and time involved. This guide gives a clear process checklist, the common costs you will face, realistic timings for each stage and a compact market comparison of popular Costa del Sol towns to help you set expectations.

First decision points - what to buy and why location matters

Decide whether you want a holiday home, investment rental, or permanent move. That choice affects the type of property, financing options and running costs. Location drives price, rental yield and resale demand. Below are current market snapshots for widely searched towns on the Costa del Sol to illustrate how prices and supply differ.

Costa del Sol market snapshot - active listings and medians

Use these verified figures to get a quick picture of supply and price levels in key towns. Medians give a practical central point for buyer planning.

Town	Active for-sale listings	Median price	Median EUR/m2	Notary-verified EUR/m2
Marbella	1,287	EUR 1,499,000	EUR 6,303/m2	EUR 4,571/m2
Estepona	722	EUR 798,000	EUR 5,155/m2	EUR 3,316/m2
Benahavis	393	EUR 2,250,000	EUR 6,140/m2	EUR 4,389/m2
Nueva Andalucia	378	EUR 1,445,000	EUR 6,349/m2	n/a
Puerto Banus	108	EUR 1,365,000	EUR 8,136/m2	n/a
San Pedro Alcantara	210	EUR 1,006,975	EUR 5,692/m2	n/a
Sotogrande	86	EUR 2,290,000	EUR 4,773/m2	n/a
Mijas	476	EUR 577,000	EUR 3,827/m2	EUR 2,867/m2

Use the medians and the notary-verified figures as benchmarks. Notary-verified prices reflect actual sales recorded by the Spanish notarial register and are useful for comparing marketed asking prices against transaction reality.

Step-by-step purchase process for non-residents

Below are the core stages most buyers follow. Each stage has typical checks and documents you must prepare.

1 - Research and viewings

Start with clear briefs - budget, must-haves, and preferred towns. Use reputable agents and list-viewing schedules. For international buyers, initial viewings are often concentrated into a few days. Keep records of property references and ask for community fees, utility history and licences.

2 - Offer and reservation

When you find a property, make a formal offer via the agent or seller. If accepted, many buyers pay a reservation fee to remove the property from the market while contracts are prepared. Get a written receipt for any reservation deposit and check whether it is refundable and under what conditions.

3 - Private contract and due diligence

The private purchase contract sets the price, deposit amount, completion date and conditions. Use an English-speaking Spanish lawyer to review it and run due diligence checks that should include:

• Title and ownership
• Debts attached to the property
• Planning and licences
• Community of Owners account and any pending charges
• Building deeds and certificates

At this stage you will usually pay a deposit under the private contract. Keep proof of transfer and the contract text.

4 - Financing and mortgage offer

If you need a mortgage, complete your application early. Spanish banks require identity checks, proof of income, bank references and documents for the property. Non-residents can and do obtain Spanish mortgages, but terms and loan-to-value can differ from resident offers. Inform the bank of the planned completion date so the bank can produce the formal offer and prepare the funds release.

5 - Exchange at the notary - completion

Completion happens at the notary where the title deed is signed. The buyer pays the balance of the price and associated taxes and fees. The notary witnesses the signature and issues a copy of the deed. After signing, the deed is registered at the Land Registry to give you full legal protection as owner.

Typical timeline - how long does each stage take

Timings vary by case, but a typical process from initial viewing to keys looks like this:

• Search and viewings - a few days to several months, depending on the buyer
• Offer to private contract - usually a few days to two weeks
• Legal due diligence and mortgage processing - often several weeks
• Notary signing and registration - completion and registration usually take a few days to a few weeks following signature

Plan for a minimum of several weeks from offer acceptance to completion in straightforward cases, and a few months when mortgages, complex due diligence or renovation permissions are involved.

What costs to budget for - categories and why they matter

Beyond the purchase price, buyers face several additional costs. These are the usual categories to include in your budget:

• Purchase taxes or VAT and stamp duty - depends on whether the property is resale or new build, and the autonomous community
• Notary and Land Registry fees - for the deed and registration
• Legal fees - independent lawyer to run checks and advise
• Survey and technical reports - recommended for older properties or planned renovations
• Real estate agent fees - often paid by the seller, but confirm who pays
• Mortgage-related costs - valuation, bank fees, arrangement fees and insurance
• Ongoing running costs - community fees, property tax and utilities

Costs differ by region and by whether you buy a resale property or a newly built home. Always ask for a written breakdown from your lawyer before completion.

Working with professionals - who you need and what they do

As a non-resident buyer you should work with a small team:

• Local real estate agent - to source properties and manage viewings
• Spanish lawyer - to conduct due diligence, prepare contracts and represent you at the notary if needed
• Notary - independent public official who witnesses the deed
• Surveyor - for structural surveys or pre-purchase technical reports
• Mortgage broker or bank contact - if financing is required

Hire an English-speaking lawyer and agent if you are not fluent in Spanish. Your lawyer should check taxes and representation rules and explain the implications of community statutes or coastal regulations.

Practical checks for non-resident buyers

Make these practical checks before signing the private contract:

• Confirm the property has an up-to-date cadastral reference and is registered in the Land Registry
• Ask for recent utility bills and community minutes for any block or urbanisation
• Request certificates of habitability and completion for older builds and any planning permissions for extensions
• Ensure there are no outstanding local taxes or debts attached to the property

How ownership is recorded and why registration matters

Spain records ownership in the Land Registry. The public deed signed at the notary proves the transaction, but registration in the Land Registry secures your legal position against third parties and lenders. Your lawyer should ensure the deed is registered promptly after completion.

Costs after purchase - running and holding costs to expect

After you buy you will pay:

• Municipal property tax and any garbage or local charges
• Community of Owners fees for shared developments
• Utility bills and possible non-resident income tax filings if you rent or do not live full time

Budget for these commitments before you buy to avoid surprises, especially if the property is being purchased as a rental investment.

Using this market data to plan offers

The medians and notary-verified per square metre figures in the table above give you realistic benchmarks. For instance:

• Marbella shows a high median price for marketed stock at EUR 1,499,000 but the notary-verified EUR/m2 figure is lower - this can indicate marketed asking prices are above recent transaction levels. See the notary-verified figure here: EUR 4,571/m2.
• Estepona and Mijas also show a gap between listed medians and notary-verified EUR/m2, which helps when assessing asking price realism. Estepona notary-verified EUR/m2: EUR 3,316/m2. Mijas notary-verified EUR/m2: EUR 2,867/m2.

Use these benchmarks when preparing offers and when discussing value with your lawyer and agent.

Common pitfalls and how to avoid them

Avoid these frequent issues:

• Not using an independent lawyer - the seller's agent can not represent your interests
• Skipping a technical survey for older properties
• Underestimating timing for bank mortgage approval or for the transfer of funds from abroad
• Ignoring community minutes that reveal pending major works or special levies

FAQ - Frequently asked questions

Do I need a Spanish tax number to buy?

Yes. Non-resident buyers must obtain a Spanish tax identification number. Your lawyer or agent can help you apply for it at the tax office or via consular channels.

Can I get a mortgage as a non-resident?

Yes. Spanish banks lend to non-residents, though loan amounts and terms depend on your circumstances. Start mortgage conversations early to understand documentation and timing.

Are agent fees paid by the buyer?

Agent commission arrangements vary. In many cases the seller pays the agent, but always confirm and get the payment terms in writing before you sign any contract.

How long after signing at the notary do I get the keys?

In most transactions the buyer receives keys at completion at the notary or immediately after. Registration at the Land Registry follows and may take additional days or weeks. Agree exact handover terms in the private contract to avoid disputes.

What happens if a legal check discovers debts on the property?

Your lawyer will advise on remedies. Commonly the seller must clear debts before completion, or the contract may be renegotiated or cancelled depending on the circumstances and agreed clauses.

Final checklist before you travel to sign

• Have the NIE and bank account in progress or ready
• Confirm the notary appointment and that all funds are available
• Have your lawyer reviewed the final deed draft and tax calculations
• Arrange translation support if needed

Conclusion - how to make a confident non-resident purchase

Buying in Spain as a non-resident is very achievable with preparation. Use the market benchmarks above to set realistic expectations and hire an English-speaking local lawyer and trusted agent. Run technical and legal checks, plan for the additional costs after the purchase and allow time for mortgage processing and registration. With the right team, the process is efficient and secure.