How to buy a property in Spain as a foreigner: step by step guide 2026

Buying property in Spain as a foreigner is perfectly legal and very common. While the process involves several formal steps and important documents, it’s entirely manageable with the right preparation. This guide is designed to walk you through each stage, from early planning to final completion, with helpful tips tailored especially for international and non-resident buyers.

1. Obtain a NIE (Mandatory)

The only compulsory document you will need to buy a property as a foreigner in Spain is the NIE (Foreigners’ Identity Number). The NIE is needed whether you are from the European Union or outside of the EU, and whether you are a resident or not. You won't be able to complete the purchase without a NIE, so apply for it at a Spanish consulate abroad or once you are in Spain. You can find out how to obtain your NIE in our article about what is the NIE and how to obtain it.

2. Open a Spanish bank account (Strongly recommended)

Although it isn't mandatory, we also recommend opening a bank account in Spain. We recommend you start these formalities as soon as possible.

Additionally, if you don’t have a good grasp of Spanish, we advise you to look for a specialist to translate all the documents you will need to check throughout the purchase process.

3. Set a realistic budget: Understand the real cost

This should be the first step in the process of buying your new home. Setting the budget you have available will help you to search more specifically and successfully. It is about calculating what property you could buy, taking into account your savings, your income and possibilities of accessing finance.

• If you can purchase the property in cash, you will need the total cost of the property plus 10% extra to cover the costs of the purchase.
• If, on the other hand, you need to take out a mortgage, you should have approximately 32% of the value of the property (20% for the deposit and 10-15% for costs and taxes).
• Additionally, it is vital that you consider the monthly and yearly costs that you will have to pay as a property owner. Experts recommend that your monthly expenses don’t exceed 35% of your income.

It is important to be realistic with your budget so you can handle the expenses comfortably and avoid taking any unnecessary risks. Once you have established the amount you have available, start searching for your ideal property.

4. Define your criteria and start your search

Once you have set your budget, identify the type of property that suits your needs, for example, an apartment, villa, or townhouse. Create a list of essential features, such as the number of bedrooms, outdoor space or a garage, and decide which ones are non-negotiable. Be realistic: the more features you require, the higher the price.

Location is equally important. Think about your lifestyle and daily needs, proximity to shops, schools, healthcare, or transport, and whether you prefer a city centre or quieter area. Our Find Your Place in Spain tool can help match you with areas that fit your preferences.

Once you’ve defined your criteria, use our search filters and map tools to explore properties that match. When you’ve found some that interest you, arrange viewings. If you’re buying from abroad, consider planning a trip to view multiple properties in person.

We recommend you go to these viewings prepared and inspecting each the property in great detail. Here is a checklist to bring with you on your visits.

5. Make an offer

If you are sure and everything is in order with regard to the condition of the property, it’s time to make an offer and negotiate the price. Here are some tips about how to negotiate a good price. If you reach an agreement with the seller, the next step will be to sign a deposit contract (known as ‘contrato de arras’) to reserve the property. Do not pay anything yet until legal checks begin.

6. Carry out legal checks (Mandatory before next step)

Finding out about the administrative status of the property is vital. You can request a ‘nota simple’ (property report) at the Spanish Land Registry to check the property is free of charges, distraints or mortgages, and that the seller is the genuine owner. You should also ask for other documents like the energy certificate or the payment of the IBI (property tax). This step protects you from inheriting debts or illegal constructions. To find out which documents enable you to find out about the status of the property, we recommend you read our article 10 documents you should ask for before buying a property.

7. Reserve the property with a deposit contract (Strongly recommended)

Once an agreement has been reached between both parties, the deposit contract or ‘contrato de arras’ will be signed to formalise the purchase commitment. At this time, the buyer must pay a negotiated amount, normally 5-10% of the property price, as a down payment to reserve the property. This grants the buyer time to look for a mortgage or complete other formalities without anyone else being able to buy the property. Generally, penalties are involved if either of the two parties breaches the contract.

The deposit contract should include:

• The price of the property
• The down payment amount
• The maximum deadline by which the purchase contract must be signed (which it is usually up to 3 months)
• The personal details of the buyer and seller
• Information about the property

'Arras penitenciales' are the most common type: if the buyer withdraws, they lose the deposit; if the seller withdraws, they must return double the amount.

Be sure to carry out a legal review before signing the deposit contract.

8. Search for financing and get the property valued

As happens with most buyers, you usually need to take out a mortgage to finance the purchase of your property. This is one of the most difficult moments, so we recommend collecting information from different banks so you can choose the most suitable one for you. If you are purchasing a property through an estate agent, the agency is likely to have specialists that can negotiate the best conditions for your mortgage. This is a much simpler solution.

Foreign buyers can typically borrow up to 70% of the property's value. To grant you the mortgage, the bank will carry out a property valuation to determine its market value and the loan amount they are willing to offer.

If you are purchasing the property without being a Spanish resident, you can find more information on mortgages for non-residents.

9. Sign the purchase agreement and mortgage at the notary

This will be the final step. Once you have been granted the mortgage, you just need to choose a date and sign the purchase deeds in front of the notary. Make sure to check all the documents provided by the seller and read the property deeds carefully.

At the notary:

• The final deed (escritura) is signed
• Purchase funds are transferred
• Keys are handed over

10. Register the property and pay the taxes

With the purchase deeds already signed, you will be able to register your property with the Land Registry in Spain. This process will make the change of owner of the property official and protect your rights as an owner. We tell you more about how to do it in our article How to and why register a property in the Land Registry.

Additionally, you will have to pay different taxes that correspond to you as the buyer. Here we explain what these taxes are and the deadlines for paying them.

Your lawyer (or gestor) usually handles this stage.

11. Move into your new home!

Now you have completed all the formalities, all that’s left to do is enjoy your new home. If you want to make sure you don’t forget anything in the move, you can read our moving checklist.