Guide · updated 2026
How to buy property in Spain
Buying in Spain can work remotely — with NIE, independent legal counsel and a budget beyond the headline price. Here is the process without shortcuts.
Independent overview for buyers from Czechia and Slovakia. Figures are indicative — rates vary by region and property type.
This guide covers legal steps, taxes, realistic rental yield and common mistakes for Czech and Slovak buyers. At the end you will find current Spanish listings from Vistario.
Legal process step by step
A Spanish purchase is not “sign with the agent and done”. It is formalised before a notary and registered in the land registry (Registro de la Propiedad). Agents guide the deal; independent title and contract review provides legal certainty.
Typical sequence: identify the property → reservation deposit → due diligence (Nota Simple, community debts, planning status) → arras deposit contract → notary preparation → deed signing (escritura) → registry entry and key handover.
- NIE (foreigner tax ID) — required for contracts and banking.
- Nota Simple — land registry extract: owner, encumbrances, mortgages.
- Community debt certificate — confirms no arrears to the owners’ association.
- Contrato de arras — deposit contract; withdrawal often costs ~10 % of price.
- Escritura pública — notarial deed; you become owner only after this.
Purchase taxes and annual charges
All-in costs above purchase price are often 10–14 % for resale from a private seller and different for new build from a developer. Mixing up ITP on resale with IVA on new build is a common mistake.
Annual IBI is municipal property tax for every owner. Community fees on coastal blocks with pool and lift can run €150–400/month for a mid-range apartment on Costa del Sol.
- ITP — transfer tax on resale; rate set by autonomous community.
- IVA 10 % + AJD — typical on new build from developer instead of ITP.
- Notary and registry — roughly 0.5–1.5 % of price.
- Lawyer — often 1–1.5 % + VAT; fixed fees on smaller deals.
- IBI — annual municipal tax based on cadastral value.
- Comunidad — monthly HOA fees; check special levies (derramas).
Rental yield — realistic, not from the brochure
Gross yields of 6–8 % in developer brochures often exclude IBI, community fees, management, vacancy and furnishing wear. Net cash flow on short lets in Costa Blanca or Del Sol often lands at 3–5 % under conservative assumptions.
Long-term (11-month) lets give steadier income and lower ops load but lower rates. Short lets spike in season, need municipal licences in many towns and solid management — without it reviews and occupancy drop.
- Model 60–75 % STR occupancy outside prime spots, not 90 % from a spreadsheet.
- STR management: 20–30 % of revenue plus cleaning turns.
- Reserve 5–8 % of annual revenue for repairs.
- Tourist licence required in many municipalities — fines without it.
5 mistakes Czech and Slovak buyers make most often
- 1Paying a large deposit before Nota Simple and community debt checks.
- 2Using a lawyer without practice in the specific province — Valencia ≠ Andalusia ≠ Balearics.
- 3Ignoring planning status — illegal extensions can block resale and finance.
- 4Buying “for Airbnb” without checking municipal STR rules and night caps.
- 5Underestimating fixed monthly costs when the property sits empty off-season.
Checklist before signing arras
- NIE and Spanish bank account (or clear EU transfer plan) in place.
- Lawyer verified Nota Simple, cadastral map and match with viewing.
- Community debt certificate and no pending building litigation.
- You know ITP vs IVA + AJD and have itemised fee schedule.
- Arras contract includes completion date, delay penalties and clean-title condition.
