Buying property in Spain as a foreigner: Complete UK guide

Spain is an extremely popular destination for UK expats, who are drawn there by the sunny weather, beautiful beaches, culture-rich cities and delicious food. Whether you’re thinking of working in Madrid or Barcelona, or retiring to the Costa del Sol, you’ll need to find somewhere to live.

While renting in Spain is definitely an option, many British expats choose to buy property if they’re going to stay in the long term.

In this guide, we’ll run through everything you need to know about buying a property in Spain as a foreigner. This includes info on mortgages, fees and taxes, the latest Spanish property prices and pitfalls to avoid.

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Can you get a mortgage from a Spanish bank as a non-resident?

First things first, you’ll need to think about how you’ll finance your Spanish property purchase. Unless you have the cash upfront, you’re likely to need a mortgage.

The good news is that Spanish banks do offer mortgages to foreign citizens. The only drawback is that as a non-resident, you’re likely to get a lower loan-to-value (LTV) rate than a local applicant, so you may only be able to borrow around 60% to 70% of the property’s value rather than around 80%.¹ This means you’ll need a larger deposit.

It’s a good idea to start shopping around for mortgages before starting your property search in earnest. It’s a really good idea to use a broker, who can help you find the right mortgage for your circumstances. Simply having someone on your side who speaks Spanish and really understands the system can pay dividends.

Taxes and fees for owning property in Spain

In order to set your budget for the purchase, you’ll need to factor in legal fees, property taxes and other costs.

Here are the main ones to know about when buying property in Spain:²

Tax/fee name	Rate/fee
Legal fees	1% to 2% (plus VAT) Optional Gestoria fees (admin support for non-Spanish speakers) of €300 to €600 EUR
Property transfer tax (Impuesto sobre Transmisiones Patrimoniales – ITP)	- 6% to 11% of the purchase price for existing properties - 10% VAT for new build properties
Stamp Duty (Actos Jurídicos Documentados – AJD)	0.5% to 2% for new build properties
Notary fees	0.2% to 0.5%
Land Registry fees	0.1% to 0.25%
NIE (Número de Identidad de Extranjero) application	€10 to €20 EUR
Property valuation (Tasación)	€250 to €600 EUR
Mortgage arrangement fees	0% to 1.5%
IBI property ownership tax (annual)	0.4% to 1.1% of cadastral value
Community fees - for apartments with shared facilities (annual)	€600 to €3,600 EUR
*Basura *refuse collection tax (annual)	Around €160 to €200 EUR a year, varies by municipality and household size3

What’s the property market like in Spain?

Over the year to September 2025 , the Spanish property market saw a sharp rise in property prices of 15.3%. This due to the ongoing imbalance between limited supply of properties and rising demand from eager buyers.⁴

What this means as a buyer is that you may have to compete with other buyers and pay a little more for your dream Spanish property.

If you’re looking to buy a property to rent out, yields have fallen slightly from 7.2% in 2024 to 6.9% in 2025 - but profitability in Spain still remains attractive to most buy-to-let investors.⁴

Can foreigners buy property in Spain?

There are no special requirements or paperwork for foreigners wishing to buy property in Spain, so you shouldn’t have any issues.

All you need is a financial number (NIE), valid ID and the funds or finance to support your purchase.

Can you buy property in Spain and get residency?

Spain was one of a number of countries with a ‘Golden Visa’ scheme, which allowed foreign citizens to gain residency through making an investment in the country. This included investing in property.

However, the Spanish government decided to scrap the scheme and it officially closed for applications on 3rd April, 2025.⁵

This means there will no longer be a direct route to residency through buying a qualifying property in Spain. So if you’d like to move abroad and live in Spain, you’ll need to apply for the appropriate residency visa.

How much are the property prices in Spain?

Now we come to the all important question - how much money do you need to afford your dream home in sunny Spain?

According to cost of living database Numbeo, the cost of buying an apartment in Spain is between 25.6% and 41% cheaper per square meter than the UK - depending whether you buy inside or outside a major city centre.⁶

Although of course, it depends on the type of home and the exact area you’re buying in.

To narrow it down a little further, here’s a guide to what you can expect to pay per square metre in some of Spain’s major cities:⁷

City	Average apartment price per sq.m - city centre (EUR)	Average apartment price per sq.m - outside city (EUR)
Madrid	€7411	€4,022
Barcelona	€5,930	€4,105
Bilbao	€4,852	€3,166
Malaga	€4,409	€2,535
Valencia	€4,264	€2,648
Seville	€3,982	€1,760
Alicante	€3,290	€1,506
Oviedo	€2,567	€1,561
Las Palmas de Gran Canaria	€2,379	€1,461

Another thing to note when figuring out the price for property in Spain is that international transfers could get expensive, especially if the bank or provider adds a margin to the exchange rate to convert your pounds.

Consider checking out Wise to securely handle your large transfers with mid-market exchange rates and low, transparent fees*.

Where is the cheapest place to buy property in Spain?

According to property site Idealista, the cheapest towns for property in Spain in 2025 are:⁸

• Almadén, in the Ciudad Real province
• Alcaudete de la Jara in Toledo, within the Castile-La Mancha region
• Vilamarín, in the Ourense province of Galicia
• Malagón, in the Ciudad Real province
• Vélez Blanco, in the Almería province.

Buying property in Spain as a foreigner - a step-by-step guide

Before you start your house hunt, it can be useful to know a little about how the process of buying property works in Spain.

Here’s a quick overview of the steps involved:

1. Get your finances in order

Before you do anything, it’s a smart idea to get your finances sorted. This means setting a budget, getting a mortgage offer (approval in principle) and getting all your paperwork together.

You might also want to open a Spanish bank account, or at least make sure you have an international account in euros.

📚 Money and banks in Spain

2. Get your NIE

In order to buy property in Spain as a foreigner, you’ll need an NIE. This stands for *Número de Identificación de Extranjeros, *and it’s a Spanish tax ID number.

You can get this by visiting a Spanish police station and presenting your passport, or you can apply at a Spanish Consulate if you’re still in the UK.

3. Find a property and arrange viewings

Now it’s time to start searching for your dream home. You can use online property portals and/or local estate agents to find properties. We’ll run through some tips later on how and where to start your search.

If you’ve found somewhere you like, arrange a viewing as soon as you can, and start researching the area in the meantime.

4. Ask to see the Nota Simple

If you’re serious about a property and ready to make an offer, it’s recommended to first ask to see the Nota Simple. This is a crucial legal document which outlines the key details of the property, such as:⁹

• Details of ownership
• Any outstanding debts on the property
• Boundaries of the property and land
• Designated use of the property
• Rights on the property held by others (i.e. right of way)
• Community costs (if any) the owner of the property is liable for.

You can get a copy of the Nota Simple at the local property title registry, or online at the Registores website.

Always cross-check the details of the Nota Simple with the actual details of the actual property, to make sure there are no discrepancies. If there are any, these will need to be resolved before the sale can go through.

📚 How to get a Nota Simple

5. Get a survey

Just before you make an offer, you might want to get a building survey carried out. This involves hiring a surveyor to check the property for structural or other issues.

If the survey flags anything up, you may be able to negotiate on price when putting in your offer.

It’s important that the surveyor also checks details such as the size and boundaries of the property against the information recorded on the Nota Simple.

6. Appoint a solicitor

While it’s not mandatory, it’s a good idea to find and appoint a property lawyer. They will check over and translate all documents and contracts, as well as carrying out due diligence on the transaction.

A personal recommendation is a good way to find a solicitor, but you can also find a list of English-speaking property solicitors on the UK Government website.

Whoever you appoint, make sure they are registered with the local bar association Colegio de Abogados.

7. Make an offer

The next important step is to submit a competitive offer to the estate agent, or to the buyer directly. You can negotiate, just like in other countries. Once an agreement is reached, a notary will summarise the offer in writing.

8. Sign the preliminary agreement (contrato privado de compraventa)

If your offer is accepted, the next step is for both parties to sign the preliminary agreement. In Spain, this is known as the contrato privado de compraventa. You’ll also arrange a transfer for the deposit, which is usually around 10% of the purchase price.

At this stage, you might want to contact your mortgage provider to finalise the financing for your purchase.

9. Sign the contract of sale (escritura de compraventa)

This is the final crucial piece of paperwork, and it must be formally signed in the presence of a notary. You’ll also need to have your solicitor with you in the notary office (or arrange for power of attorney to be provided).

The title deed will be transferred to your name and you’ll arrange a transfer for the remaining balance. Read our helpful guide to transferring money from the UK to Spain for a property purchase.

After all that’s done, you’ll get the keys to your new home.

📚 Buying a house abroad

How can you find a property in Spain?

The two main routes to find property to buy in Spain are local real estate agencies and online property websites.

Property agencies and agents in Spain

It isn’t necessary to use a real estate agent to find a property to buy overseas. But it can be helpful, especially if you’re moving to Spain from the UK and are unfamiliar with the local property market.

If it’s the first time you’ve bought a property in Spain, then a specialist buying agent or broker might offer helpful advice and insight into the local market.

However, there will usually be a fee to pay for this service, and you should make sure you’re clear on what you’ll get for your money, as both the packages and prices can vary considerably.

Property websites in Spain

The best way to get a head start on finding a place to buy in Spain is to look online. Great websites to find a house or a flat to buy include:

• Idealista
• Fotocasa
• Servihabitat
• Kyero
• ThinkSPAIN
• Rightmove (overseas properties).

What are some of the pitfalls of buying property in Spain?

One of the main things to watch out for when buying property in Spain, or in any foreign country, are scams.

To avoid scams and other pitfalls, make sure to get local advice and recommendations for a broker. You should also check for membership of a professional body when working with any property experts, brokers or agents.

The API (Agente de la Propiedad Inmobiliaria) is an association of Spanish realtors, which works in regional chapters based across Spain. Choosing an agent in your local area who holds this membership should make sure you don’t fall foul of any scammers.

Other important things to remember include:

• Be cautious and do your homework (including meeting or speaking to the seller) before sending money or a deposit.
• Ensure that the seller has the legal right to sell the property.
• Always check the Nota Simple against the actual property and its listing, and get any discrepancies rectified.
• Get an inspection/survey carried out if you have any concerns about the property.

How do you choose the right property in Spain?

Your dream home in Spain will be the one that closest fits your search criteria. The most important factors will be location, the type of home and of course, how much you can afford to spend.

If you’re not already living there, it’s worth making a trip to the specific town or city in Spain you’re interested in. You’ll want to check out the local area and view properties, making sure to pay attention to local transport links and amenities.

Condition of the property

It’s a good idea to do as much research as possible before committing to purchase a property.

A crucial step is checking the Nota Simple and other land registry information to check the legal status of the property, as well as if any debts, charges, building conditions or other restrictions are registered against it.

You’ll also want to commission a building survey or inspection, which will flag up any major issues and give you a better idea of what you’re buying.

Type of property

Spain offers a variety of different property types, including city centre apartments, coastal villas - plus traditional buildings and plots such as masias, *fincas *and *cortijos *commonly found in villages or the countryside.

You may prefer to buy a new build from a developer, but if you’re after authentic Spanish style then a resale property is the better choice. If buying an older property though, you may need to factor in some budget for renovations - especially when it comes to energy efficiency.

If you’re buying in a city, an apartment is likely to be the best choice in terms of location and local amenities.

Moving into your Spanish property

Before you can get the keys to your new home, you’ll have a few key tasks to run through.

These include taking out insurance and setting up your utilities.

Insurance

It’s strongly recommended to take out a buildings insurance policy starting from your completion date. In fact, you might find it's a mandatory condition of your mortgage offer.

Setting up utilities and bills in Spain

If you know when your completion date will be, it makes sense to get some essentials set up in advance of moving in.

A prime example is utilities, such as heating, power and water. Get these sorted as early as you can, and the moving process should be a little smoother.

Even if you’re looking to rent it out, you’ll need to do your research ahead of time and work out the best way to pay bills from abroad.

📚 Paying bills in Euros

Renovating property in Spain

For some properties, some building work or improvements may be needed before you can move in.

Our guide to renovating property in Spain covers everything you need to know, from planning permission to finding a local builder - and some of the main costs you can expect. You can also check out our overall guide to building and renovating property below.

📚 Build and renovate property abroad

Save on currency conversion fees with Wise when buying property in Spain

After reading this guide, you should have all the essential info you need to start your property search in Spain. This includes those crucial first steps such as finding a broker and searching online property portals, and getting your finances in order.

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Additional FAQs about buying property in Spain

How long can I stay in Spain if I buy a property?

How long you can live in Spain all depends on your visa, rather than anything to do with property you own.

Under Schengen rules, British citizens can stay in Spain for 90 days in any 180 day period without needing a visa. But after that, you’ll need to apply for the appropriate visa.

Where do most Brits live in Spain?

You’ll find British expats spread across the whole of Spain, but some of the most popular spots include Costa del Sol (especially Marbella and Estepona) and Costa Blanca (including Alicante, Benidorm and Torrevieja).¹⁰

The Balearic and Canary Islands are also popular with UK expats living in Spain.¹⁰

What are the tax implications of owning a second home in Spain?

Owning a second home in Spain as a non-resident involves several ongoing tax obligations. This includes local property tax, non-resident income tax (whether you rent out the property or not) and potentially wealth tax. It’s strongly recommended to get professional tax advice before purchasing a second home in Spain.

📚 Spanish property tax for UK buyers

Do you pay council tax in Spain?

Yes, but in Spain it’s called Impuesto sobre Bienes Inmuebles (IBI). This is an annual property tax that everyone who owns property in Spain must pay. It is paid to the local town hall and helps fund public services such as street lighting and road maintenance.

📚 Expat tax in Spain

Can Brits retire in Spain?

Yes, Spain is a popular choice for British retirees. You’ll need to get a residency visa and sort out both your pension and healthcare arrangements.

📚 Guide to retiring in Spain

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Sources used:

1. Expatica - LTV mortgage info for non-Spanish applicants
2. Lawants - fees and taxes
3. Idealista - refuse tax estimate
4. Idealista - property market info for 2025
5. Global Citizen Solutions - Golden Visa scheme ended
6. Numbeo - cost of living comparison between UK and Spain
7. Numbeo - Spanish cost of living prices by city
8. Idealista - cheapest places to buy property in Spain
9. Hamptons International - details of Nota Simple
10. Simpsons International Removals - most popular places in Spain for British expats

Sources last checked on date: 09-Jan-2026