Buying a home in the Costa Blanca as a foreigner: complete guide 2026

Buying property in Spain as a foreigner is perfectly straightforward — but there are steps and documents that differ from what you may be used to in the UK, Netherlands or Germany. This guide walks you through the entire process, from NIE to keys.

Overview of the process

The typical property purchase in Spain follows these stages: find the property → get your NIE → sign a reservation contract → due diligence → sign at the notary → register the deed → connect utilities. The whole process usually takes 4–8 weeks from offer to keys, though it can be faster or slower depending on the parties involved.

The key difference from northern European countries is that Spain places more responsibility on the buyer to verify the legal and physical condition of the property. There is no standard building survey included in the process — you have to arrange one yourself.

Getting your NIE

The NIE (Número de Identidad de Extranjero) is a tax identification number for foreigners. You need it to buy property, open a bank account, connect utilities and pay taxes in Spain. You can apply at a Spanish consulate in your home country or at the National Police in Spain. It takes a few days to a few weeks.

Finding the property

Most buyers use local estate agents or portals like Idealista, Fotocasa or Kyero. Agents in the Costa Blanca typically speak English, Dutch and German. Keep in mind that the asking price is often negotiable, especially for resale properties.

Checks before signing

This is where many foreign buyers make mistakes. Before signing anything binding, make sure you have:

• Nota simple — a registry extract showing who owns the property, any debts or charges, and the legal description.
• Energy performance certificate (EPC) — mandatory for any sale. The seller must provide it. View energy certificate →
• Pre-purchase survey (building survey) — standard practice in the UK and Netherlands, rarely offered in Spain. I provide this service: I inspect the structure, installations, damp, planning status and registry, and estimate repair costs. From €395 + VAT →
• Planning check — verify that all construction is legal and matches the catastro and registry. Extensions, pools and enclosed terraces are common sources of problems.

The notary and escritura

The sale is formalised before a notary (notario), who drafts the public deed (escritura pública). Both parties sign, the price is paid (usually by banker's draft), and the keys are handed over. The notary verifies identities and documents but does not inspect the property or guarantee its condition.

Taxes and costs

As a buyer, expect to pay approximately 10–13% on top of the purchase price in taxes and fees:

• Transfer tax (ITP): 10% for resale properties in the Comunitat Valenciana.
• VAT (IVA) + stamp duty (AJD): 10% + 1.5% for new-build properties.
• Notary fees: ~€600–€1,200 depending on the price.
• Registry fees: ~€300–€600.
• Legal fees: if you hire a lawyer (recommended), typically 1% of the price.

After the purchase

Once you have the deed, you need to:

• Register the deed at the Property Registry (your lawyer or gestor handles this).
• Change the utility contracts to your name — this may require a second occupancy licence. View habitability certificate →
• Set up direct debits for IBI (council tax), basura (waste), and community fees.
• If you plan to rent the property to tourists, you'll need a tourist licence (VUT).

Frequently asked questions