Buying property on the Costa Brava: frequently asked questions

1. Can foreigners buy property on the Costa Brava?

Yes. There are no restrictions on foreigners buying property in Spain, resident or non-resident, for homes, land or commercial premises. You buy on the same terms as a Spanish national.

2. Do I need an NIE?

Yes. The NIE (foreigner identification number) is required to sign the deed, pay the taxes, open a bank account and take out a mortgage. We help you obtain it.

3. Do I need a Spanish bank account?

It is not strictly mandatory, but it is standard and makes paying the price, taxes and later the utilities and local tax much simpler. If funds come from higher-risk jurisdictions, the notary may ask for proof of their legal origin before signing.

4. What is the buying process, and how long does it take?

Get your NIE and appoint an independent lawyer. Agree terms, then sign a private deposit contract (contrato de arras). Your lawyer runs due diligence: a Land Registry check (nota simple), planning, and no-debt certificates for tax and community fees. You then sign the public deed (escritura) before a notary, pay the price and taxes, and register the purchase at the Land Registry. It usually takes about 6 to 12 weeks, and faster without a mortgage.

5. Can I buy remotely, without travelling to Spain?

Yes. Many buyers complete through a power of attorney (poder) given to their lawyer, so the NIE, bank account and signing can be handled on your behalf.

6. How much deposit do I pay to reserve the property?

After a small reservation fee, the private deposit contract (contrato de arras) is usually around 10% of the price. If you then withdraw you normally lose it; if the seller withdraws, they normally pay you double.

7. What taxes and costs come on top of the price?

On a resale in Catalonia the transfer tax (ITP) is progressive and applied in bands: 10% up to 600,000 EUR, 11% from 600,000 to 900,000, 12% from 900,000 to 1,500,000 and 13% above 1,500,000, so the effective rate for most villas falls between 11% and 13%. A brand-new home from the developer is taxed differently: 10% VAT plus 1.5% stamp duty (AJD), 11.5% in total. On top of either, budget notary, Land Registry and legal fees of roughly 1 to 2%. As a rule of thumb, allow about 12 to 15% above the price.

8. Can I pay in cash?

No. Spanish law caps cash payments at 1,000 EUR (10,000 EUR if your tax home is outside Spain), so homes are paid by bank transfer. When people say "cash buyer" here, they mean buying without a mortgage.

9. Can I get a mortgage as a non-resident?

Yes. Non-residents can usually borrow up to 60 to 70% of the lower of price or valuation (often less for non-EU buyers), so plan for a 30 to 40% deposit plus the purchase costs above. Banks ask for your passport, NIE, proof of income and recent bank statements and tax returns.

10. Who pays the estate agent?

In Spain the seller normally pays the agent's commission, so our advice and viewings cost you nothing as a buyer.

11. What is the difference between a new build and a resale?

A new build from the developer is taxed at 11.5% (VAT plus stamp duty) and comes with legal construction guarantees; it is modern and move-in ready. A resale is taxed under the progressive transfer tax (ITP) and is often in an established location with a mature garden.

12. Is there still a Golden Visa? Does buying a home give me residency?

No. Spain closed its Golden Visa (residency-by-investment) on 3 April 2025, including the property route. Buying a home no longer grants residency. You can still buy freely as a non-resident; if you want to live in Spain long-term, that is a separate immigration route (for example a non-lucrative or digital-nomad visa), and we put you in touch with an immigration lawyer.

13. What are the annual costs of owning?

Municipal property tax (IBI) on the cadastral value, community fees where there is a community, utilities and insurance. Non-residents also pay a small annual non-resident income tax (IRNR) on an imputed value, even if they do not rent the home out. Wealth tax can apply above certain thresholds, but it depends on your personal situation, so we have a tax adviser confirm it rather than quote a figure.

14. Can I rent it out?

A long-term residential let needs no tourist licence. Short-term tourist letting needs a municipal licence (HUT), which in many Costa Brava towns is capped and often unavailable to new applicants. Some towns are also rent-capped. We check your specific town before you count on rental income.

15. What happens tax-wise when I sell?

For a non-resident seller the capital gain is taxed at 19%. The buyer withholds 3% of the price and pays it to the tax office on account; you declare the actual gain and any over-withholding is refunded.

16. How am I protected as a foreign buyer? What precautions should I take?

Use an independent lawyer (not the seller's), insist on a Land Registry check before you commit, and get no-debt certificates so that unpaid taxes or community fees do not pass to you. Completion is before a public notary and registered at the Land Registry. Large cash payments are not allowed, which protects both sides.

17. What documents do I need?

A valid passport, your NIE, the deposit and purchase contracts, proof of funds or mortgage approval, and ideally a Spanish bank account.

18. Do any of these homes have a private beach?

No. In Spain all beaches and the shore are public by law (Ley de Costas), so no property owns a private beach. Many coastal homes do have direct or gated access to a cove and open sea views.