Clear, honest answers to the questions we hear most often from international buyers and sellers considering property in Southern Spain.
The most common questions from international buyers exploring the Southern Spanish property market.
The first step is always a conversation, not a search. Before you browse listings, it helps enormously to get a clear market briefing on your target region, understand what is realistic at your budget, and identify what you are really looking for beyond the obvious criteria.
We recommend starting with a free 30-minute consultation. It costs nothing, creates no obligation, and it will save you significant time and potential frustration further down the process.
Not at all. Many of our clients begin the entire process from their home country. We can conduct a full market briefing, discuss your requirements in depth, and prepare a curated shortlist of properties before you make your first trip to Spain.
When you do arrive, your time is spent visiting pre-selected properties that genuinely match your criteria — not wasting days on viewings that lead nowhere.
The key steps are: (1) Obtain an NIE number (foreign identification number), (2) Open a Spanish bank account, (3) Sign a reservation agreement and pay a holding deposit (typically €3,000–€10,000), (4) Sign a private purchase contract (contrato de arras) and pay a further deposit (usually 10%), (5) Complete legal due diligence through your lawyer, (6) Sign the final deed (escritura) at a notary and pay the balance. The process typically takes 6 to 12 weeks from offer acceptance to completion.
It varies considerably. Some clients find their property on a first visit to Spain. Others take several trips over 12 to 18 months. The timeline depends on how clearly defined your requirements are, how active the market is in your target area, and how flexible you are willing to be.
We never create urgency where none exists. The right property, found at the right time, is always worth the patience.
Technically yes, through a power of attorney arrangement (poder notarial) which allows a local representative to sign on your behalf. However, we strongly recommend visiting at least once before committing to a purchase. A property can look perfect in photographs and be entirely wrong in person.
We do work with clients who purchase remotely in exceptional circumstances, but we always advise a visit if at all possible.
Off-market properties are homes that are for sale but not publicly listed on any portal. Owners may prefer discretion, or simply trust their network to find the right buyer without the disruption of a public sale process.
Access to off-market properties comes exclusively through relationships. Our network of local agents, developers, and property owners means we often know about properties before they are publicly listed — or that will never be publicly listed at all.
Beyond the obvious (condition, layout, views), pay close attention to: natural light at different times of day, noise levels from roads or neighbours, the condition of communal areas if it is an apartment, the age and condition of systems (electrics, plumbing, air conditioning), and the legal documentation of the property.
We accompany clients on viewings and ask the questions a seller's agent is unlikely to raise. Our assessment is independent — we are working for you, not the vendor.
Offers in Spain are typically made verbally first, then confirmed in writing. There is no obligation until a reservation agreement or contract is signed. We advise on offer strategy based on comparable sales, time on market, and the seller's apparent motivation before you commit to any figure.
Unlike in some countries, there is no statutory cooling-off period for private property purchases in Spain. Once you sign a reservation agreement or a contrato de arras, you are committed. If you withdraw, you typically forfeit your deposit.
This makes thorough due diligence before signing essential, which is why we always recommend working with an independent lawyer from the very beginning of the process.
Yes. The degree of flexibility depends on the property, its time on market, the seller's motivation, and current market conditions. In our experience, negotiation is almost always possible, but the approach matters as much as the number.
We provide market data and advise on negotiation strategy. An informed, well-framed offer is far more effective than an aggressive lowball that puts the seller on the defensive.
Both buyer and seller (or their representatives via power of attorney) attend the notary's office. The notary reads the deed aloud, both parties sign, the buyer transfers the balance (typically by bank cheque or wire transfer arranged in advance), and the keys are handed over. The notary then registers the transaction with the property registry.
We coordinate everything in advance to ensure completion day is straightforward. We can also attend with you for support.
Common questions from property owners considering a sale through Aluma Real Estate.
Through our Baerz & Co membership, your property can be presented to qualified buyers across 22+ countries via 140+ affiliated luxury portals. More importantly, we introduce your property directly to pre-qualified international buyers who are actively looking for exactly what you are selling. A personal introduction is far more powerful than a portal listing.
A discreet sale means your property is never publicly listed on any portal. Instead, we introduce it privately to a curated selection of qualified buyers from our network and the Baerz & Co international community. Your address, identity, and circumstances are never disclosed without your explicit permission.
Many sellers in the luxury segment prefer this approach. It avoids the disruption of public listings, protects your privacy, and often results in a higher-quality buyer pool.
Our valuations are based on comparable recent transactions in your specific area and price range, current supply and demand dynamics, the specific qualities and condition of your property, and honest market sentiment. We do not inflate valuations to win your instruction. An overpriced property simply sits unsold and eventually sells for less than a correctly priced one would have achieved from the start.
There is no upfront fee. We work on a success basis — we are only compensated when a transaction completes. Our fee is agreed in advance and forms part of the overall transaction structure. We are transparent about this from the first conversation. There are no hidden charges and no fee if no sale takes place.
It depends heavily on the property, its pricing, and current market conditions. A correctly priced, well-presented property in a sought-after location can find a buyer within weeks. A niche property or one that requires specific pricing adjustment may take longer. We provide honest timelines from the start and adjust strategy if needed.
No. Many of our seller clients are based abroad. The process can be managed entirely remotely through a power of attorney (poder notarial), which allows a representative in Spain to sign on your behalf at the notary. We coordinate everything and keep you fully informed throughout.
The key documents are: the escritura (title deed), nota simple (land registry extract), energy performance certificate (certificado de eficiencia energética), habitation certificate (cédula de habitabilidad) if applicable, IBI receipts (annual property tax), and your NIE number. Your lawyer will advise on any additional requirements specific to your property.
As a seller, you are typically liable for: Capital Gains Tax (Impuesto sobre la Renta) on any profit from the sale — 19% for EU residents, 24% for non-EU non-residents on the full sale price (withheld at source). Plus plusvalía municipal (municipal capital gains tax on the land value increase), and income tax on the gain if you are a Spanish tax resident. We strongly recommend specialist tax advice before proceeding with any sale.
Yes. The mortgage is typically cancelled at the point of sale, with the outstanding balance paid from the sale proceeds at the notary. Your lawyer and the notary will coordinate this with your lender. It is a standard process in Spain and creates no particular complication as long as the sale price covers the outstanding debt.
Buyers in Spain should budget approximately 10–12% of the purchase price on top of the agreed price for transaction costs.
| Cost | Amount | Notes |
|---|---|---|
| Transfer tax (ITP) | 7% | Resale properties in Andalucía. Applied to the declared purchase price. |
| VAT (IVA) | 10% | New-build properties only. Replaces ITP. |
| Stamp duty (AJD) | 1.2% | New-build only, in addition to VAT. |
| Notary fees | 0.2–0.5% | Varies by property value. Fixed on a sliding scale. |
| Land registry fees | 0.1–0.25% | Registration of the new title deed. |
| Legal fees | 1% | Independent lawyer. Strongly recommended. Non-negotiable on our end. |
| NIE application | €10–20 | Per person. Can be handled by your lawyer via power of attorney. |
| Mortgage arrangement | 0.5–1% | If applicable. Bank arrangement fee varies by lender. |
The above is for guidance only. Tax rates and requirements can change. Always obtain personalised legal and tax advice before proceeding with any purchase.
Understanding the Spanish legal framework before you begin will save considerable time and stress later.
The NIE (Número de Identidad de Extranjero) is a tax identification number required for any financial or legal activity in Spain, including buying property, opening a bank account, and paying taxes. Without an NIE, you cannot complete a property purchase.
It can be applied for at a Spanish consulate in your home country or at a national police station in Spain. The process typically takes 2–6 weeks. Your lawyer can handle this on your behalf via power of attorney.
Yes. A Spanish bank account is required to pay ongoing costs such as IBI (annual property tax), community fees, utility bills, and to facilitate the final payment at the notary. Opening an account as a non-resident is straightforward with the right documentation (NIE, passport, proof of address, income evidence). Most major Spanish banks have English-speaking staff.
A nota simple is an extract from the Spanish land registry showing the current ownership of a property, any mortgages or charges registered against it, and any legal encumbrances. It is an essential part of due diligence. Your lawyer will obtain and review this as a matter of course, but it is worth understanding what it contains.
You are not legally required to use a lawyer, but not using one would be inadvisable. An independent Spanish property lawyer (abogado) will verify the legal status of the property, check for outstanding debts or charges, review all contracts before you sign, liaise with the notary, and ensure the transaction proceeds correctly.
We only introduce clients to lawyers we have personally vetted and trust. The cost is typically 1% of the purchase price and is one of the most valuable investments you will make in the process.
The contrato de arras is the private purchase contract signed between buyer and seller before the final notarial deed. It commits both parties to the transaction. The buyer pays a deposit (typically 10% of the purchase price). If the buyer withdraws, they forfeit the deposit. If the seller withdraws, they must return double the deposit.
This contract must be reviewed carefully by your lawyer before signing. We assist with this process.
The escritura is the official title deed signed at the notary, which legally transfers ownership of the property to the buyer. Once signed, it is submitted to the land registry. The notary acts as an impartial public official whose role is to verify the identity of the parties and the legal validity of the transaction.
Non-EU citizens can purchase property in Spain freely, subject to standard anti-money laundering requirements and the usual legal process. There are no restrictions on foreign ownership of residential property. Non-EU buyers may face additional documentation requirements from their bank. Some coastal and rural zones have additional planning restrictions, but these relate to what can be built, not who can buy.
Expect to budget for: IBI (annual property tax, typically €500–3,000+ depending on property value), community fees if applicable (€50–500+ per month for apartments/urbanisations), utilities (electricity, water, internet), and property maintenance. Non-residents also pay an imputed income tax (IRNR) even if they do not rent the property out, currently around 1.1% of the rateable value per year.
Spanish mortgages are available to non-resident buyers, though on different terms to resident purchasers.
Yes. Spanish banks and specialist lenders do offer mortgages to non-resident foreign buyers. However, the terms are typically less generous than for residents: non-residents can usually borrow up to 60–70% of the property value (loan-to-value), compared to 80% for residents. Interest rates and terms vary significantly between lenders.
Typically: passport, NIE number, recent bank statements (3–6 months), proof of income (payslips or tax returns), details of any existing property or mortgage, and details of the property you wish to buy. Self-employed applicants and those with complex income structures should allow extra time as applications take longer to process.
Both can work well. An international mortgage broker who specialises in Spanish lending for non-residents can access products from multiple lenders and help structure an application for the best outcome. A Spanish bank may offer competitive rates if you are willing to open accounts and establish a banking relationship there.
We can introduce you to trusted mortgage brokers who specialise in non-resident lending.
Typically 4–8 weeks from application to formal offer. This should be factored into your purchase timeline. We recommend initiating any mortgage application as early as possible in the buying process, ideally before you find a property, so you know exactly what you can borrow and can move quickly when the right property appears.
Cash buyers have a significant advantage in negotiations — sellers prefer certainty. If you can purchase in cash, you will often be able to negotiate a better price and certainly a faster completion. That said, many buyers choose to leverage a mortgage even when they could buy outright, for tax efficiency or capital allocation reasons. This is a personal financial decision best made with an advisor.
If you are purchasing in euros but earning in another currency (GBP, USD, CHF, NOK etc.), exchange rate fluctuation between the time you agree a price and the time you complete can materially affect the final cost. We recommend working with a currency specialist who can fix or forward your exchange rate. We can introduce you to trusted specialists in this area.
Understanding how Aluma Real Estate operates and what makes our approach different.
Our buyer advisory service is provided free of charge to buyers. We are compensated through a referral arrangement with the selling agent or developer when a transaction completes. This means our interests are completely aligned with yours — we only succeed when you find the right property at the right price. There is never any upfront fee, and there is no charge if no purchase is made.
Thomas speaks Dutch, English, and Spanish fluently. This means that at no stage of the process — whether communicating with Spanish notaries, Dutch clients, or English-speaking lawyers — is anything lost in translation. All written communication, contract explanations, and advisory conversations can be conducted in whichever language you prefer.
Baerz & Co is an international luxury real estate alliance active in 22+ countries. As a member, Aluma Real Estate can present buyer clients with off-market and curated international opportunities, and can market seller clients' properties to a qualified global buyer audience through 140+ affiliated luxury portals.
For buyers, it means access to a broader property selection than any single local agent can offer. For sellers, it means international reach with pre-qualified buyers.
We are an advisor, not a traditional estate agent. The distinction matters. A traditional agent represents the seller. An advisor represents you — the buyer. Our sole interest is helping you find the right property at the right price, with the right professionals supporting you through the process.
We are not motivated by closing any particular transaction quickly. We are motivated by building long-term client relationships based on genuine outcomes.
We cover 12 curated regions across Southern Spain, including Málaga city, Mijas, Fuengirola, Benalmádena, Nerja, Granada, Torremolinos, Rincón de la Victoria, Motril, Córdoba, Sierra Nevada, and Antequera. Our depth of knowledge in these markets is significantly greater than any generalist portal or national agent.
Yes. We have established relationships with selected developers in our operating regions, including off-plan opportunities that are not always publicly listed. We provide independent advice on new-build purchases, including guidance on developer track record, build quality, and contractual protections.
Every introduction we make — whether to a lawyer, notary, architect, mortgage broker, or property manager — is based on personal experience working with that professional. We do not maintain a directory. We introduce people we would recommend to a close friend or family member, and we remain available to support the relationship if anything goes wrong.
Our relationship does not end at completion. You now own property in a foreign country, and questions will arise. We remain available for introductions to property managers, maintenance contractors, and other specialists. When you are ready to consider your next move — a second property, a renovation, or an eventual sale — we are the first call you make.
Questions from buyers planning a permanent or semi-permanent move to Southern Spain.
No. EU citizens can live and work in Spain without a visa. If you plan to stay for more than three months, you should register as a resident at your local town hall (empadronamiento) and apply for an EU citizen registration certificate (certificado de registro de ciudadano de la Unión).
The most common routes are: the Non-Lucrative Visa (for those with sufficient passive income), the Digital Nomad Visa (for remote workers earning from abroad), and the Golden Visa (for property purchases over €500,000, though this programme has been under review). Each has different requirements and tax implications. We strongly recommend specialist immigration and tax advice.
The Beckham Law (Régimen Especial de Trabajadores Desplazados) is a favourable tax regime available to certain foreigners who move to Spain to work. It allows qualifying individuals to pay a flat 24% income tax rate on Spanish-source income (instead of the standard progressive rate up to 47%) for up to 6 years. It is particularly attractive for high earners and is worth exploring with a Spanish tax specialist before you move.
Southern Spain has both a public healthcare system (which EU residents can access) and a well-developed private healthcare sector. Málaga and the Costa del Sol have several international hospitals with English-speaking staff. Private health insurance is affordable and widely recommended for non-residents and those who prefer faster access to specialists.
Generally, the cost of living in Málaga is 20–35% lower than major Northern European cities for day-to-day expenses such as dining, transport, and utilities. Property prices, while rising, remain significantly below Amsterdam, London, or Zurich for comparable quality of life. International schools, private healthcare, and premium goods are priced closer to Northern European equivalents.
Yes. The Costa del Sol and Málaga have a well-established network of international schools offering British, American, German, Scandinavian, and IB curricula. The quality of options has improved significantly over the past decade alongside the growing international community. We can provide guidance on schools by region as part of our broader relocation support.
EU citizens register at the local town hall (ayuntamiento) for empadronamiento (municipal registration) and apply for an EU citizen certificate at a national police station. Non-EU citizens will need an appropriate visa or residence permit before registering. Tax residency is triggered by spending more than 183 days per year in Spain, which has significant tax implications worth understanding in advance.
Ask us directly. Every enquiry is answered personally, in your language, within one business day.