Costa Blanca, Spain
Buying Guide
A clear, step-by-step overview of the property buying process in Spain -- designed for international buyers purchasing in Javea and the Costa Blanca.
The Buying Process
From your initial enquiry to receiving the keys, here are the eight essential steps to purchasing property in Spain.
Get your NIE
The Numero de Identificacion de Extranjero is a foreign identification number required for every financial and legal transaction in Spain. You can apply at a Spanish consulate abroad or at a local police station in Spain. Allow two to four weeks for processing.
Open a Spanish bank account
A Spanish bank account is required for mortgage payments, direct debits for utilities, and the property transaction itself. Bring your passport, NIE, and proof of income. Most banks in Javea have English-speaking staff.
Find your property
Work with local agents who know Javea's neighbourhoods, attend viewings, and compare options carefully. Consider factors like proximity to the beach, views, orientation, and community services. Take your time -- the right property is worth the wait.
Make an offer
Once you have found the right property, submit a formal offer through your agent. If accepted, you will typically pay a reservation deposit of 3,000 to 6,000 euros to take the property off the market while due diligence is completed.
Due diligence
Your lawyer will verify ownership via the Nota Simple from the Land Registry, check for outstanding debts or charges, confirm planning permissions, and review the property's legal status. This is a critical step -- never skip it.
Sign the Arras contract
The Contrato de Arras is a private purchase agreement between buyer and seller. You will pay a deposit of 10% of the purchase price. If you withdraw, you lose the deposit. If the seller withdraws, they must return double the deposit.
Complete at the notary
The Escritura Publica is signed before a Spanish notary. The remaining balance is paid (typically via banker's draft), the title deed is executed, and you receive the keys. Your lawyer should be present to ensure everything is in order.
After purchase
Register the property at the Land Registry, transfer utility contracts to your name, set up a standing order for community fees, and file your annual non-resident tax return (Modelo 210) if applicable. Welcome home.
Costs Breakdown
Budget approximately 13-14% on top of the purchase price for taxes, fees, and associated costs.
Practical Tips
Advice from experience -- key things to keep in mind when buying property on the Costa Blanca.
Hire an independent lawyer
Always appoint your own independent lawyer who speaks your language. Do not rely on the seller's legal representation. Your lawyer protects your interests exclusively.
Get a survey done
Spanish property transactions do not require a survey by default. Commission an independent structural survey, especially for older or rural properties, to avoid costly surprises.
Understand the tax calendar
Non-residents must file an annual imputed income tax (Modelo 210) on Spanish property. If you rent the property out, rental income is also taxable. A fiscal advisor can keep you compliant.
Check community rules
If buying in a community, review the statutes and minutes of recent meetings. Check for planned special assessments, rental restrictions, or upcoming works that could affect your budget.
Consider currency exchange
If paying from outside the eurozone, use a specialist currency broker rather than a high-street bank. Even a small improvement in the exchange rate can save thousands of euros on a property purchase.
Visit in different seasons
A property that feels perfect in summer may tell a different story in winter. Visit at different times of year to understand light, humidity, road access, and how the neighbourhood changes.
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