The buying process, step by step.
Everything you need to know before buying a home in Andalusia: the stages, the real costs and what to prepare if you are not a Spanish resident. Honest and without jargon.
The process
Search and viewings
We select properties that match what you are looking for and accompany you on every viewing. Take your time: buying well matters more than buying fast.
Offer and reservation
When you find the one, we negotiate the price for you. It is common to sign a reservation document with a small deposit that takes the property off the market.
Arras contract
The private "arras" contract locks in price and deadlines. Typically 10% of the price is paid; if the buyer withdraws they lose it, if the seller withdraws they return it doubled.
Notary and registration
The public deed is signed before a notary, the balance is paid and you receive the keys. The property is then registered in your name at the Land Registry.
Costs and taxes in Andalusia
As a rule of thumb, budget an extra 10-12% on top of the purchase price. The breakdown:
| ITP (resale homes) | 7% of the price | Single rate in Andalusia |
| VAT + AJD (new builds) | 10% + 1.2% | Instead of ITP |
| Notary and registry | approx. 1-2% | Depends on the price |
| Independent lawyer (optional) | approx. 1% | Recommended for non-residents |
| Mortgage costs (if any) | valuation approx. 300-600 € | The bank pays most fees since 2019 |
Figures are for guidance (Andalusia). Tax rates can change: we will confirm the exact numbers for your case before you commit to anything.
Buying as a foreigner
NIE (foreigner identification number)
Required for any property purchase in Spain. It can be obtained in Spain or at a Spanish consulate; we guide you through it.
Spanish bank account
Not legally required but very practical for taxes, utilities and community fees.
Power of attorney
If you cannot travel for the signing, a power of attorney allows a trusted person or your lawyer to sign for you.
Non-resident taxes
After buying, non-residents file a small annual tax return (IRNR). A local advisor handles it for a modest fee.