Buying from a developer in Spain is safe and predictable — provided the process runs in the right order with independent legal verification. This guide covers all 8 steps: from the budget, through the N.I.E. and due diligence, to the property registry. We guide you personally at every stage.
A realistic budget is the property price plus roughly 13–14% in transaction costs: for a new-build in Andalusia that means 10% IVA, ~1.2% AJD stamp duty, ~1.3% notary and registry, and ~1% for your lawyer.
If you plan to finance: Spanish banks typically lend non-residents up to 70% of the value, so you need at least a 30% down payment plus purchase costs. Affordability is assessed on income documented in your country of residence.
Your goal drives everything else. A rental investment points to high-occupancy locations (Malaga, Fuengirola, Torrevieja); a second home — quieter areas with easy airport access; relocation — schools, services and year-round infrastructure.
Write down your priorities: distance to the beach and airport, view, floor, terrace, community amenities, completion date. With that list, selecting from the full new-build database takes days, not weeks.
In Spain it is the independent lawyer (abogado) — not the notary and not the developer’s counsel — who protects the buyer. They verify building licences, land status, encumbrances, and that construction payments are covered by the mandatory bank guarantee.
Legal fees are typically around 1% of the price. We work with trusted firms serving clients in Polish and English — but the choice of lawyer is always yours.
A notarised power of attorney (poder notarial) lets your lawyer handle formalities on your behalf: obtaining the N.I.E., opening a bank account, signing contracts and even the title deed.
This means you don’t have to fly to Spain for every step. You can sign it before a notary in Spain or at home (then with an apostille and sworn translation).
The N.I.E. (Número de Identidad de Extranjero) is Spain’s foreigner identification number — without it you cannot buy property, open an account or sign utility contracts.
You apply at a police station in Spain or at a consulate; with a power of attorney your lawyer handles it. It usually takes from a few days to 2–3 weeks, so it pays to start early.
The reservation contract (usually €3,000–10,000) takes the property off the market and freezes the price during verification. Your lawyer then performs due diligence: developer checks, permits, the land registry and the draft contract.
After a positive review you sign the developer contract with a payment schedule — for off-plan usually 20–40% of the price in instalments until completion. Every payment goes to a bank-guaranteed account, protecting your money if the project were not delivered.
The transaction completes with the public deed (escritura pública) signed before a Spanish notary — in person or via power of attorney. At signing you pay the balance and receive the property.
Taxes and transaction fees are settled within 30 days of the deed. For a new-build, a technical handover report (snagging list) records any defects the developer must remedy.
After the deed, your lawyer registers ownership at the Registro de la Propiedad — the entry confirms you as owner and closes the legal process. It usually takes 1–2 months and happens after you already have the keys.
Finally, utilities, the local IBI tax and community fees are transferred to your name. If you buy to let — we help obtain the tourist licence and set up rental management so the property earns from its first season.
Indicative transaction costs when buying from a developer in Andalusia, as a share of the property price. Other regions (e.g. Valencia for the Costa Blanca) differ slightly.
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Informational content — not legal or tax advice. Tax rates and fees may change; confirm them with a lawyer before the transaction.