Buying Property in Spain: Complete 2026 Guide for British and International Buyers

Can a British or international buyer purchase property in Spain?

Yes. Spanish nationality or Spanish residency is not required to buy a house, apartment, plot of land or other property in Spain.

A property can be purchased individually, jointly, with a spouse or through a company. The most appropriate structure should be considered in light of the purpose of the purchase, the buyers' matrimonial property regime, financing, taxation and succession planning.

British nationals remain entitled to buy property in Spain after Brexit. However, owning a property does not in itself grant a visa, residency status or an unlimited right to remain in Spain. Property ownership, immigration status and tax residence are separate matters.

Do you need to live in Spain to own property?

No. A non-resident may buy a holiday home or an investment property without becoming resident in Spain.

It is important to distinguish between:

• ownership of Spanish property;

• administrative or immigration residence;

• tax residence.

Buying a home does not automatically make the purchaser resident for immigration or tax purposes. A non-resident owner will nevertheless have Spanish obligations connected with the property, including local taxes and, depending on its use, Spanish non-resident taxation.

Which documents should a foreign buyer prepare?

The NIE

The Número de Identidad de Extranjero (NIE) is the identification number assigned to foreign nationals in Spain. It is required for the administrative and tax formalities connected with a property purchase.

It may be requested:

• in Spain through the competent police or administrative office;

• through a Spanish consulate abroad;

• through a representative holding a suitable power of attorney.

The application normally requires an official form, valid identification and evidence of the reason for the request.

Other documentation

Depending on the buyer and the financing arrangements, the following may also be required:

• a valid passport or identity document;

• proof of address and tax residence;

• evidence of the origin of the funds;

• bank statements;

• proof of employment, business activity and income;

• marriage certificate or documents confirming the matrimonial property regime;

• a power of attorney if somebody will sign on the buyer's behalf.

Foreign documents may require a sworn translation into Spanish and, depending on their nature and country of issue, an apostille or other form of legalisation.

Is a Spanish bank account compulsory?

A Spanish account is not legally required simply to purchase or own a property. In our region, local authorities, tax bodies and many utility suppliers can generally collect payments from another SEPA account. Nevertheless, a Spanish account can sometimes simplify payments, and individual providers should always be checked.

Complete assistance from the Jumaros Group

Buying in another country can appear complicated, but purchasers do not have to manage every step alone.

With 22 years of experience on the Costa Brava, Jumaros Immobilier assists international clients with the search, viewings, negotiations and transaction. Lucas Gestion, the group's administrative department, coordinates the checks, prepares the file with the notary and handles the administrative and tax formalities through to completion.

The purchaser therefore has one group coordinating the process before, during and after the notarial completion.

The main stages of buying property in Spain

1. Define the project and the total budget

Before arranging viewings, define:

• the preferred area and type of property;

• whether it will be a main home, holiday home or rental investment;

• the purchase budget;

• possible renovation costs;

• taxes and costs in addition to the price;

• any financing required.

The budget should never be limited to the advertised price.

2. Arrange financing early

If the purchase depends on a mortgage, borrowing capacity should be assessed before signing a binding document.

Spanish banks can lend to non-residents, but their criteria and the percentage financed vary according to income, existing debts, the applicant's country of residence and the bank's valuation of the property. A buyer may also explore funding in their country of residence.

If mortgage approval is essential, the written offer and deposit contract must contain an appropriate financing condition. A condition equivalent to one used in another country should not be assumed to apply automatically in Spain.

3. Search for and view suitable properties

Jumaros Immobilier helps buyers establish their criteria, select suitable properties, organise viewings and understand the differences between the areas of Roses, Empuriabrava and the Alt Empordà.

4. Make a written offer

The offer should state the proposed price, its period of validity and any conditions on which the purchase depends.

An agency may request a deposit to formalise and submit the offer. The written document should explain when it is refundable and how it will be credited if the seller accepts the proposal.

Financing requirements or any specific checks should be stated in writing from the outset. An oral condition is not sufficient protection.

5. Sign the deposit agreement

The private deposit agreement, often called a contrato de arras, sets out the principal terms before completion. A deposit of around 10% is common, but it is not a universal statutory amount.

The agreement should clearly identify the property, price, completion deadline, conditions, included contents and consequences of default or withdrawal.

Where the contract expressly provides for arras penitenciales, a buyer who withdraws normally loses the deposit, while a seller who withdraws normally returns twice that amount. The precise wording must therefore be understood before payment.

6. Check the property and its documentation

Before completion, the legal, administrative and, where necessary, technical position of the property should be reviewed.

Through Lucas Gestion, the Jumaros Group coordinates, among other matters:

• collection and review of the property documents;

• checks on ownership, registered charges and relevant debts;

• liaison with the seller, owners' association and public bodies;

• follow-up of matters requiring regularisation;

• preparation of the completion file with the notary.

If a property presents an unusually complex legal, planning or technical issue, the appropriate specialist should also be involved.

7. Complete before the Spanish notary

On completion, the balance of the price is paid using the agreed method. The notary verifies the identity and legal capacity of the parties, checks certain legal information and authenticates the deed.

The keys are usually handed over on the same day unless the parties have agreed otherwise.

8. Complete the post-sale formalities

After signature, the purchase taxes must be filed and paid, the deed submitted to the Land Registry and the ownership details changed with the relevant authorities and suppliers.

Lucas Gestion can handle the tax filing, Land Registry submission, municipal change of ownership, water and electricity transfers, owners' association formalities, direct-debit instructions and administrative follow-up.

What should be checked before signing?

Ownership and registered charges

The Land Registry extract, or nota simple, identifies the registered owner and shows registered mortgages, attachments, usufructs and other limitations. It can be requested through the Spanish Land Registrars.

Planning and building status

It is important to establish whether the buildings and uses are authorised. Particular care may be required for extended houses, rural properties, renovated homes, swimming pools, closed terraces and additional structures.

Debts and recurring charges

Checks may include:

• local property tax (IBI);

• owners' association charges;

• approved or pending community works;

• taxes or debts capable of affecting the property.

Catalan housing documents

What is the role of the Spanish notary?

The Spanish notary is an independent and impartial public official. The notary checks the identity and legal capacity of the parties, the formal legality of the deed, certain property information and the declared payment methods.

The notary does not carry out a full building survey, measure the property or perform every planning, technical and administrative check for the buyer. These matters must be addressed before completion by the agency, administrative adviser, lawyer, architect or other specialist as appropriate.

How much should a buyer budget in Catalonia?

Resale property

A resale purchase is generally subject to Catalan transfer tax (ITP). Since 27 June 2025, the general progressive scale is:

• 10% up to €600,000;

• 11% on the portion from €600,000 to €900,000;

• 12% on the portion from €900,000 to €1,500,000;

• 13% on the portion exceeding €1,500,000.

Reduced rates may apply to qualifying purchasers buying their main home. Current rates and requirements should be checked with the Catalan Tax Agency.

New-build property

The first sale of a newly built home by a developer is generally subject to Spanish VAT, plus Catalan stamp duty (AJD). The precise treatment depends on the property, any annexes and the transaction.

Other costs

Depending on the transaction, the buyer should also allow for:

• notarial fees;

• Land Registry fees;

• administrative handling fees;

• legal or specialist advice;

• sworn translations and powers of attorney;

• mortgage and valuation costs.

For a resale property in Catalonia, approximately 12% to 15% above the purchase price is a prudent initial allowance. The calculation must be personalised, particularly above €600,000.

What happens after completion?

A non-resident owner should obtain advice about annual Spanish tax obligations even when the property is not rented.

Anyone intending to offer tourist accommodation must first verify that the activity is permitted. Buying a home does not guarantee that a tourist-use licence can be obtained, transferred or retained.

Common mistakes to avoid

• budgeting only for the advertised price;

• signing a Spanish document without understanding its effects;

• assuming the notary checks every technical and planning issue;

• failing to check debts and registered charges;

• omitting a written financing condition;

• confusing ownership, immigration residence and tax residence;

• buying for tourist rental without checking the rules;

• failing to record ownership shares and the matrimonial regime correctly;

• relying only on the surface area stated in the advertisement;

• assuming British or other foreign procedures apply automatically in Spain.

Buying on the Costa Brava with the Jumaros Group

Spanish national law governs much of the process, but taxes, housing documents and some planning requirements vary by autonomous community and municipality.

In Roses, Empuriabrava and the Alt Empordà, local knowledge is particularly relevant for tourist developments, canal properties and moorings, extensions, swimming pools, tourist licences, coastal areas and rural properties.

Jumaros Immobilier and Lucas Gestion provide coordinated assistance from the first property search through completion, tax filing, Land Registry registration and the final administrative changes.