Buying property in Spain in 2026: a step-by-step guide for international buyers

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Spain remains one of the most attractive real estate markets in Europe. According to CBRE, the country’s economy is expected to continue growing above the Eurozone average in 2026, while a housing shortage of more than 700,000 homes is expected to continue supporting both demand and property values. As a result, an increasing number of international buyers view Spain not only as a desirable place to live, but also as a destination for long-term wealth preservation.

At the same time, the property acquisition process remains transparent and well regulated. With the support of an experienced team, most stages of the transaction can be completed remotely.

Step 1. Define your investment objective

Before you begin your property search, determine the purpose of your purchase.

The most common objectives include:

• Relocation and permanent residence
• Investment for long-term rental income
• Acquisition of commercial real estate for capital preservation and growth
• Purchasing a second home by the sea

Your investment strategy will determine the most suitable location, property type, and budget.

Step 2. Select the right property

Once your budget has been established, the property search begins.

Beyond the purchase price, it is essential to evaluate:

• The property’s liquidity
• The area’s growth potential
• The condition of the building
• Legal status of the property
• Tenant solvency (for investment assets)
• Expected rental yield and investment potential

At Estate Barcelona, every property search begins with an analysis of the client’s objectives—not with browsing random listings.

Step 3. Carry out legal due diligence

Before signing any documents, comprehensive legal due diligence should be conducted.

This includes verifying:

• Ownership title
• Existing mortgages and encumbrances
• Licenses (for commercial properties)
• Outstanding community fees
• Unpaid utility bills and property taxes
• Urban planning documentation
• Compliance with the Spanish Land Registry

It is also advisable to obtain the ITE Certificate (Building Technical Inspection), confirming that the building has successfully passed the mandatory technical inspection.

This stage helps eliminate most legal and financial risks before completing the purchase. Once the due diligence is complete, negotiations on price, terms, and timelines can proceed.

Step 4. Sign the reservation agreement (Contrato de Arras)

Once the terms have been agreed upon, the parties sign a Contrato de Arras (earnest money agreement), and the buyer typically pays a deposit of around 10% of the purchase price.

From this moment, the property is withdrawn from the market, and both parties are legally committed to completing the transaction under the agreed conditions.

Step 5. Obtain your spanish tax Identification Number (NIE/NIF)

Foreign buyers must obtain a Número de Identidad de Extranjero (NIE), the Spanish tax identification number for non-Spanish nationals.

Without an NIE, it is not possible to:

• Purchase property
• Register ownership
• Open a Spanish bank account
• Pay taxes

In many cases, the NIE can be obtained through a power of attorney without the buyer being physically present in Spain.

Step 6. Open a spanish bank account

A Spanish bank account is required to complete the transaction and to pay future property-related expenses such as utilities, taxes, and community fees.

If the purchase funds are transferred from abroad, it is important to plan the international transfer in advance and prepare documentation proving the legal origin of the funds. In recent years, Spanish banking compliance requirements have become significantly stricter.

Step 7. Complete the purchase before a notary

The final stage is the signing of the Public Deed of Sale (Escritura Pública) before a Spanish notary.

Once full payment has been made, the buyer receives the keys, and ownership is officially registered with the Spanish Land Registry.

If necessary, the entire transaction can be completed remotely through a power of attorney, without the buyer travelling to Spain.

Additional costs to consider

In addition to the purchase price, buyers should budget for acquisition costs.

For resale properties, these typically amount to 10–13% of the purchase price and include the Property Transfer Tax (ITP), as well as notary fees, Land Registry fees, translations, and legal services.

For new-build properties, buyers pay 10% VAT (IVA) instead of ITP, plus Stamp Duty (AJD), the rate of which varies depending on the autonomous region.

Can foreign buyers obtain a mortgage?

Yes. Spanish banks continue to finance foreign property buyers.

In general:

• Spanish residents may obtain financing of up to 80% of the property’s value (minimum down payment of 20%).
• Non-residents can typically finance 50–70%, depending on the bank, income currency, and the borrower’s financial profile.

The most important factors are officially documented income, its stability, and the currency in which it is paid.

How Estate Barcelona can help

Buying property involves much more than choosing an apartment, villa, or commercial asset. It requires careful management of every stage of the transaction—from legal due diligence to the final registration of ownership.

For more than 20 years, Estate Barcelona has assisted clients with residential and commercial real estate transactions throughout Spain. We help prepare all required documentation, organize international fund transfers, identify suitable mortgage solutions, conduct comprehensive legal due diligence, and support our clients through to the final handover of the keys.

Even if you are outside Spain, most of the purchasing process can be completed remotely, making your investment secure, transparent, and as convenient as possible.