10 key steps to buy a house in Spain as a foreigner in 2026

Buying a house in Spain as a foreigner in 2026 is perfectly possible, but it comes with its own admin trail: legal checks, a NIE number, a Spanish bank account and a notary appointment, usually in that order. The process is broadly the same for EU and non‑EU citizens, although mortgage criteria and visa rules can differ.

Hire a specialist to help you

Start by finding an independent property lawyer who works regularly with foreign buyers and speaks your language. They’ll check the legal status of the property, deal with contracts, talk to the notary and often handle things for you with a power of attorney. A good lawyer will also give you a realistic idea of extra costs and timings, which avoids nasty surprises later.

Check what you can really afford and get mortgage guidance

Before falling in love with a flat in Madrid or a villa near Málaga, work out your budget after taxes and fees, not just the listing price. Most banks in Spain lend less to non‑residents and may ask for a higher deposit, a shorter term, and proof of stable income in your home country.

At this stage, your lawyer or mortgage broker can help you get an initial idea of your financing options through dedicated mortgage services for buying property in Spain as a foreigner, so you know the price range you should be looking at.

Apply for your NIE

Every foreign buyer needs a Número de Identidad de Extranjero (NIE), which is the number used on all property, tax and banking documents in Spain. You can usually apply either at a Spanish consulate in your home country or at a police station in Spain. Processing times vary a lot by region and season, so it’s worth starting this step early.

Open a Spanish bank account

Having a Spanish bank account makes it much easier to pay the purchase price, taxes, notary fees and later on, utilities and community fees. Depending on the bank and your country of residence, you might be able to open an account remotely with video identification, or you may need to sign in person or via a power of attorney. Expect to provide your passport, NIE (if you already have it), proof of address, and evidence of your income or savings.

Carry out legal and technical checks

Before paying any deposit, have your lawyer request a nota simple registral from the Land Registry to confirm who owns the property, if there are mortgages, embargoes or other charges, and if the description matches what you’re being shown. When you’re speaking to agents, it also helps to keep in mind the top questions to ask an estate agent when buying property in Spain, especially around legal status, building works and debts.

For peace of mind, many foreign buyers also hire an independent surveyor or technical architect to inspect the building’s condition, especially if it’s older or part of a community with shared structures. It’s also sensible to ask for recent community fee receipts, property tax bills and the energy efficiency certificate. 

GTRES

Reserve the property and pay a booking or reservation deposit

Once you’re happy with the basic checks and price, the agent or seller may ask for a reservation contract and a small deposit to take the property off the market for a limited time. This amount is usually lower than the later down payment and should be clearly documented, with conditions for refund or loss if one side backs out. 

Make sure the contract spells out the agreed purchase price, the time frame to sign the main contract and any key conditions, such as getting mortgage approval.

Sign the deposit contract and prepare your mortgage documents

The more formal step is often the arras (deposit) contract, where you pay a larger amount, commonly around 10 % of the purchase price. In Spain, this contract usually states that if you pull out without a valid reason, you lose the deposit, and if the seller pulls out, they must return double the amount you paid. It helps to understand in parallel what the deposit required for a Spanish mortgage typically looks like, as this is separate from the arras you agree with the seller.

Around this time, if you’re taking out a mortgage, the bank will want a full set of documents: proof of identity, income (payslips, tax returns), existing loans, bank statements and details of the property. Some buyers also work with a mortgage broker in Spain to compare offers and make sure everything the bank is asking for is complete and correctly presented.

Get the property valued

The bank will require an official property valuation (tasación) carried out by a certified valuation company, and you normally pay for this. The valuation confirms the market value that the bank will use to calculate how much it can lend you and on what terms. 

In some cases, the valuation may be lower than the agreed purchase price, which can affect the mortgage amount and force you to put down more cash.

Review pre‑contractual information and coordinate with the notary

Before signing the final deeds, Spanish law requires the bank to give you a set of pre‑contractual documents for your mortgage, including a breakdown of interest rates, fees and conditions. There is a mandatory reflection period (the length can vary by region), during which you have the right to go to the notary and ask questions about the contract at no extra cost. 

Use this time to check all personal details, property data and financial figures are correct and match what you agreed. Your lawyer will coordinate with the notary to fix the signing date and confirm who must attend and what documents you need to bring.

Sign the purchase agreement and the mortgage

The last step is signing the public purchase deed (escritura de compraventa) before the notary, and, if you’re financing, the mortgage deed as well. At the notary’s office, the notary will read or summarise the key parts of the deeds, confirm identities and check that all legal requirements have been met before everyone signs. 

The balance of the purchase price is usually paid by bank transfer or certified banker’s cheque at that moment. After the signing, taxes and fees must be paid, and the new deed is sent to the Land Registry so the property is officially registered in your name.

• Property for sale in Spain

Santa Clara Island / Jchmrt, CC BY-SA 4.0 Wikimedia commons

Stay in the know about living in Spain as a foreigner—get our weekly newsletter for the latest travel, legal, and lifestyle news. 

For a taste of the high life, sign up for the monthly luxury market round-up.