FAQs

Selling Property in Spain

Choosing a Property – Key Considerations

The southeast coast of Spain — particularly the Costa Blanca and nearby regions — offers a wide range of property options, from coastal apartments and golf-side villas to traditional village homes. Whether you’re buying for personal use or investment, understanding the local landscape is key to making a smart decision.

What Types of Property Are Available?

In the Costa Blanca region, you’ll commonly find:

  • Beachfront Apartments: Ideal for holiday lets and seasonal living, often in high-rise blocks with communal pools.
  • Townhouses (Adosados): Found in both traditional towns and newer developments; good for families and year-round living.
  • Villas (often with Pools): Detached homes popular in areas like Moraira, Jávea, or inland near Orihuela and Pinoso.
  • Fincas or Country Homes: Rustic charm in inland villages like Jalón or Hondon Valley, often with land — but may require renovation.
  • New Developments: Modern builds, particularly near Alicante, Torrevieja, and San Pedro del Pinatar, offering energy-efficient design and gated communities.

What Should I Consider When Choosing?

Location:

  • Coastal vs Inland: Coastal properties are pricier but closer to amenities and tourism; inland offers space and tranquillity.
  • Town or Urbanisation: Some prefer the charm of a traditional Spanish town, others opt for planned communities with English-speaking neighbours.
  • Access: Proximity to Alicante or Murcia airport is a key factor, especially for frequent visitors or renters.

Budget:

  • Allow for 11–14% in buying costs and ongoing fees like community charges, maintenance, and IBI property tax.

Key Questions to Ask When Searching

  • What are the year-round living conditions like in this area?
  • How would you prefer the property to be oriented (i.e. south-facing, shaded etc.)?
  • Is the property part of a community (comunidad de propietarios)? What are the fees?
  • How far is the nearest supermarket, clinic, or public transport?
  • Is the home connected to mains water and electricity or using a well/septic tank?
  • Has the property been used as a holiday let or residence? (And are you looking to have a tourist licence?)
  • Are there any future development plans nearby?

New Build or Resale?

  • New Builds (common in Orihuela Costa, Gran Alacant, Pilar de la Horadada): come with guarantees and modern features, but may be farther from historic town centres.
  • Resale Homes (often found in Torrevieja, Denia, and inland villages): may offer better location or price but need due diligence on condition and legality.

Viewing Checklist: What to Look Out For

When attending viewings, bring this list:

  • ✅ Cracks in walls or signs of damp
  • ✅ Age and condition of roof, windows, and plumbing
  • ✅ Functioning water and electricity
  • ✅ Condition of outdoor areas (pool, terraces, garden)
  • ✅ Presence of air conditioning or heating
  • ✅ Noise levels at different times of day
  • ✅ Sunlight and shading (orientation)
  • ✅ Cell phone signal and internet availability
  • ✅ Check parking space and storage areas
  • ✅ Ask about community fees, property tax (IBI), and past utility bills

Mortgages in Spain – What You Need to Know

The Mortgage Application Process

  1. Pre-assessment – A broker will review your financial info to check if you’re eligible.
  2. Get a Quote – You’ll typically receive an offer within 24–48 hours.
  3. Broker Agreement – Sign the broker’s agreement and pay a €495 fee (often refundable if your application is declined).
  4. Submit Documents – Provide the necessary paperwork (proof of income, ID, etc.).
  5. Approval – The bank reviews your application and gives a conditional offer.
  6. Bank Account & Fees – Open an account with the lender and pay the valuation fee.
  7. Valuation & Legal Checks – The property is valued and verified for legal compliance.
  8. Final Steps – Transfer funds, attend the notary appointment, and complete the purchase.

How Long Does It Take?

Getting a mortgage in Spain usually takes 6 to 8 weeks, but this can vary depending on your situation and how quickly documents are submitted.

What Will I Be Required to Have?

  • Spanish bank account (usually with the lender)
  • Home insurance, often with the bank’s chosen provider
  • Possibly life insurance, depending on the lender

Types of Mortgages Available

  • Fixed Rate – Pay the same monthly amount throughout the term
  • Variable Rate – Your payments vary based on the Euribor (European interest rate)
  • Interest-Only – Typically offered for short-term construction or renovation projects (1–2 years)

Terms & Conditions

  • Mortgage length:
    • Up to 25 years for non-residents
    • Up to 30 years for residents
  • Age limit: Must usually be under 75 years old when the mortgage ends

Can I Qualify?

  • Your monthly mortgage + other debts should not exceed 30–35% of your net income
  • The bank will assess your income, stability, and existing financial commitments

What About Interest Rates?

  • Typically calculated as: Euribor + a margin (e.g., 2%)
  • Using a broker can often get you a better rate, such as Euribor + 1.5–2.5%

Healthcare in Spain

Spain is known for its high-quality healthcare system, which includes both public and private services. Whether you’re relocating permanently, retiring, or spending extended periods in Spain, understanding your healthcare options is essential — especially if you’re not an EU citizen.

How the Spanish Healthcare System Works

Spain operates a universal healthcare system (SNS: Sistema Nacional de Salud) that provides public medical services funded by social security contributions and taxes. Most residents have access to the public system, but coverage depends on your legal residency status and whether you’re contributing to the system or entitled via another route (e.g., international agreements).

Accessing Public Healthcare in Spain

To use public healthcare, you must first register with the system, usually via your local Instituto Nacional de la Seguridad Social (INSS) office. After registering, you can access services through your local health centre (centro de salud) and will receive a health card (tarjeta sanitaria).

You may qualify for public healthcare in one of the following ways:

  • Employed or self-employed in Spain (paying into social security)
  • Pensioner with an S1 form (e.g., UK State Pension recipients)
  • Beneficiary of a long-term disability or benefit scheme (if covered by international agreements)
  • Resident contributing voluntarily to the system via a regional healthcare scheme (e.g., the Convenio Especial)

Private Healthcare in Spain

Private healthcare is widely used in Spain — even by those eligible for public care — because it offers:

  • Shorter wait times
  • More flexibility in choosing doctors and specialists
  • Access to English-speaking or multilingual providers

You can purchase private health insurance via Spanish or international insurers. Monthly premiums vary depending on age and coverage but start from around €50–€150 per month for basic plans.

Important: Visa applicants (e.g., non-lucrative visa or digital nomad visa) are usually required to have private health insurancewith no co-payments and full coverage in Spain.

Healthcare for UK Pensioners: Using the S1 Form

UK citizens receiving a State Pension may access Spanish public healthcare on the same basis as Spanish nationals via the S1 scheme, a result of the UK-Spain bilateral agreement.

Steps to Register:

  1. Apply for an S1 before moving, via the International Pension Centre (IPC) in the UK.
  2. Once in Spain, take the S1 to your local INSS office to register it.
  3. With the registration confirmation, go to your local health centre to get your tarjeta sanitaria (health card).

You will need: passport, NIE, proof of residence, visa documentation, and padrón certificate.

Note: After Brexit, UK pensioners living in Spain long-term are generally not entitled to free NHS care when visiting the UK. Ensure you have travel insurance if returning for short visits.

Healthcare Options for Other Non-EU Nationals

Digital Nomads & Remote Workers

  • Must show proof of private health insurance when applying for a visa
  • If becoming tax resident and contributing to social security (via self-employment), you may qualify for public care

Non-Lucrative Visa Holders

  • Required to hold private health insurance for the first year
  • After residency is granted, may be eligible to register for public care via contribution schemes or as long-term residents

Working Professionals

  • Automatically enrolled in the public healthcare system through employer social security contributions
  • Can also choose to take out supplementary private insurance

UK Pensions & Retirement Income in Spain

If you’re retiring to Spain and receiving a UK State Pension or other pension income, it’s important to understand your options for receiving payments and managing currency exchange — as well as the implications for tax and financial planning.

Receiving the UK State Pension in Spain

UK retirees can choose to have their State Pension paid into:

  • UK bank or building society account in pounds sterling (GBP), or
  • Spanish bank account in euros (EUR)

Option A: Paid into a UK Account (Most Common)

  • You receive your pension in pounds, and then transfer euros to Spain when needed
  • Many expats prefer this method as it gives control over exchange rates
  • You can use a currency transfer specialist to get better rates and lower fees than banks
  • Some providers allow you to fix exchange rates in advance, helping you plan your finances

Option B: Paid Directly to a Spanish Account

  • Requires your IBAN and BIC for the receiving Spanish bank
  • Pension is converted to euros automatically — but at the Government’s default exchange rate
  • You may have less control over timing and conversion rates

Other Pensions: Workplace and Private Pensions

If you have additional pensions — such as personal pensions, occupational schemes, or annuities — it’s essential to seek professional advice before relocating.

A qualified financial advisor can help you:

  • Assess how best to draw your pension while living abroad
  • Structure your income to be tax efficient in both the UK and Spain
  • Understand how pensions are taxed under the UK–Spain double taxation treaty
  • Consider pension transfer options (such as QROPS or SIPPs) depending on your circumstances

Note: Be especially cautious with pension transfers or investment products advertised at expats. Always check that advisors are regulated in both the UK and Spain.

Tax Implications

  • UK State Pensions are generally taxable only in Spain if you are tax resident there
  • You must declare your pension income on your Spanish tax return
  • Make sure you’ve registered correctly with both HMRC and the Spanish tax authorities to avoid double taxation or underpayment

Consider speaking to a cross-border tax advisor who understands the UK–Spain tax treaty and pension rules for expats.

Tax and Spanish Tax Residency

Understanding the distinction between legal residency and tax residency in Spain is crucial — especially if you’re buying property, spending extended periods in the country, or planning for retirement or inheritance. The two are not the same and can have significant implications for your financial obligations and entitlements.

Legal Residency vs. Tax Residency

  • Legal residency refers to your immigration status — that is, whether you have permission to live in Spain. This is typically determined by your visa (e.g., Non-Lucrative Visa, Golden Visa, Digital Nomad Visa).
  • Tax residency is a separate status determined by your physical presence, economic ties, or family situation — and it affects where and how you pay tax.

When Are You Considered Tax Resident in Spain?

You are generally considered tax resident in Spain if any one of the following applies:

  • You spend more than 183 days in Spain in a calendar year (even non-consecutive days)
  • Your main residence or habitual base is in Spain
  • Your spouse and dependent children reside in Spain (unless legally separated)
  • Your main economic interests (i.e. business or income sources) are based in Spain

Note: Even if you don’t intend to become tax resident, staying too long or having close family or financial ties in Spain can trigger tax residency by default.

The Importance of Filing a Spanish Tax Return

Being classified as tax resident in Spain requires action — namely, filing an annual tax return (declaración de la renta) with the Spanish tax authorities (Agencia Tributaria).

  • This must be done even if you owe no tax, or your income is already taxed abroad.
  • Filing the return makes your tax residency official and grants access to certain rights and tax exemptions — especially relevant for inheritance tax and public healthcare (in some cases).
  • If you qualify as tax resident but fail to file, you lose entitlement to these exemptions and may face penalties or fines.

Accidental Tax Residency: A Common Pitfall

It’s surprisingly easy to become “accidentally” tax resident in Spain — for example, if you overstay due to:

  • Flexible travel plans or remote work
  • Pandemic-related disruptions
  • Failing to track days spent in Spain

In these cases, the Spanish tax authorities may deem you resident based on presence alone — and if you haven’t filed a tax return, you may be liable for back taxes or penalties.

Inheritance Tax and Tax Residency

Inheritance tax rules differ significantly for residents vs. non-residents:

  • Tax residents benefit from regional exemptions and reductions, which can be generous — especially for spouses, children, and close relatives.
  • Non-residents are taxed under national rules, which are often less favourable.

Note: If your children or beneficiaries plan to live in Spain, it’s important to seek legal and tax advice in advance.

Final Tips:

  • Track your days in Spain if you visit frequently
  • Work with a tax advisor to understand your obligations and rights
  • If you’re unsure whether you’re tax resident, seek clarification before the end of the calendar year

Visas for Spain

*Please note this information is correct as of 2025. For further details, refer to the official website of the Spanish government: https://www.inclusion.gob.es/en/web/migraciones/vivir-en-espana

If you do not hold an EU passport, you may only stay in Spain (or the Schengen Area) for up to 90 days within any 180-day period without a visa. If you plan to stay longer — whether for lifestyle, retirement, or remote work — you’ll need a visa that permits extended residence.

Below are the main visa options for non-EU citizens looking to spend longer periods in Spain, especially relevant for property buyers.

Golden Visa (Investor Visa)

The Golden Visa offers a fast-track residency for individuals investing a significant amount in Spain — especially through real estate.

Key Criteria:

  • Minimum investment of €500,000 in Spanish property (can be spread across multiple properties)
  • The property must be purchased without a mortgage on the first €500,000
  • You may also qualify by investing in Spanish companies, funds, or government bonds

Benefits:

  • Allows you and your dependents to live and work in Spain
  • Provides visa-free access to the Schengen Area
  • You’re not required to become a tax resident (unless spending more than 183 days in Spain per year)
  • Application can be made while in Spain

Requirements:

  • Valid passport
  • Private health insurance
  • Clean criminal record
  • Proof of investment

Non-Lucrative Visa (NLV)

The Non-Lucrative Visa is for individuals with a stable, passive income — such as pensions, rental income, or investments — who are not planning to work in Spain.

Who It’s For:

  • Retirees or financially independent individuals
  • Those not planning to work or earn income from Spain

Key Points:

  • You cannot work for a Spanish company under this visa
  • After one year, you may apply to switch to a work visa if you find employment
  • Application must be made from your home country (UK applicants must use one of the Spanish Consulates in London, Manchester, or Edinburgh)

2025 Minimum Income Requirements (Indicative):

  • Individual: ~€2,400/month or €28,800/year
  • Couple: ~€3,000/month or €36,000/year
  • Per dependent child: ~€600/month or €7,200/year

(Figures are based on IPREM and are updated annually.)

Other Requirements:

  • Private Spanish health insurance
  • Proof of regular income (not just savings)
  • Clean criminal record (last 5 years)
  • Translated and legalised documentation

Digital Nomad Visa (Remote Work Visa)

Launched in 2023 as part of Spain’s Startup Law, the Digital Nomad Visa allows remote workers and freelancers to legally live and work in Spain while employed by non-Spanish companies.

Eligibility:

  • Must work for a non-EU/EEA company, or have clients primarily outside Spain (max. 20% of income from Spanish sources)
  • Must have worked with your current employer (or clients) for at least one year
  • Provide proof that your job can be done remotely
  • Hold a relevant university degree or at least 3 years of industry experience
  • No criminal record (past 5 years)
  • Private health insurance

Minimum Income Requirement:

  • Main applicant: €2,160/month or €25,920/year
  • Additional income required per dependent

Application:

  • Can be submitted via the Spanish Consulate in your home country or within Spain (in-country applications tend to be quicker and more flexible)

How to Buy a Property in Spain – Step by Step

1. Reserve the Property

  • Sign a Reservation Agreement to take the property off the market (valid for ~30 days)
  • Fee: typically €3,000–€10,000
  • Price and terms are locked in

2. Sign the Private Purchase Contract

  • Done within approx. 10 days
  • Pay a 10–20% deposit
  • This is a binding agreement:
    • Buyer pulls out: deposit is lost
    • Seller pulls out: they must refund double the deposit

3. Completion at the Notary

  • Final signing of the title deed (Escritura de Compraventa) at the Notary’s office
  • Pay the balance and taxes
  • Deed is registered with the Land Registry

Final Steps

  • Take out home insurance
  • Transfer utilities into your name
  • Register ownership at your local Town Hall (Ayuntamiento)

Buying a New Build?

  • Payments made in stages
  • Developer should provide bank guarantees to protect your money

Who’s Involved?

  • Estate Agent – Helps you find a property and offers local insight
  • Independent Lawyer – Represents you and performs legal checks
  • Notary (Notario) – Officially completes the sale
  • Surveyor – Optional, but recommended to check the property condition
  • Bank or Mortgage Broker – Assists if you’re financing the purchase

Legal Process – Buying Property in Spain

When should I hire a lawyer?

As early as possible. A good independent, English-speaking lawyer can guide you through the legal process and protect your interests from the start.

What checks will the lawyer carry out?

Your lawyer will:

  • Obtain a land registry search (nota simple)
  • Check the license of first occupation
  • Confirm payment of local taxes (IBI) and utilities
  • Investigate boundaries, charges, or mortgages
  • Ensure the property is free of debt and legally saleable

What other legal help might I need?

Your lawyer can also help with:

  • NIE number (required to buy property)
  • Bank account setup
  • Drafting a Spanish will
  • Power of Attorney
  • Organising surveys and valuations

What is a Power of Attorney and should I use one?

It allows your lawyer or a trusted representative to sign legal documents on your behalf. It’s ideal if you’re abroad or want to avoid travel. You can make it general or limit it to specific actions like signing the title deed.

Do I need a NIE number to buy a home in Spain?

Yes. The NIE (Número de Identificación de Extranjero) is a tax ID for foreigners and is mandatory to purchase property. Apply as early as possible, ideally with your lawyer’s assistance, through the local Policía Nacional office.

Buying Costs in Spain

Buying property in Spain typically incurs additional costs of 11–14% of the purchase price. If you are using a Spanish mortgage, this may increase by another 2–4%.

Common Costs Include:

  • Transfer Tax (ITP): 6.5%–10% (depending on the region and property type)
  • Notary Fees: ~0.5% of the purchase price (€300–€1,200)
  • Land Registry Fees: 0.4% (€400–€600)
  • Legal Fees: ~1% + VAT (€1,000–€2,000 typical range)
  • VAT (IVA) on new builds: 10%
  • Stamp Duty (new builds): 1.5%
  • NIE application and utility connection fees: vary depending on location and service provider

Avoiding Under-Declaration:

Never agree to under-declare the property price to reduce taxes. It is illegal, constitutes tax evasion, and may increase your future capital gains tax liability. Always declare the full purchase price.

Spanish Property Surveying

While property surveys are not legally required in Spain, it is highly recommended to obtain one before purchasing a property — just as is standard practice in the UK. A professional survey can help identify any structural issues or hidden defects that may not be visible during a viewing. This reduces the risk of unpleasant surprises after purchase and provides peace of mind regarding the property’s safety and suitability.

If significant issues are discovered, the survey can also support negotiations on the price or serve as grounds to request repairs before finalising the deal.

Types of Surveys Available in Spain

The type of survey you need depends on the property’s age, condition, and whether you have concerns about specific structural issues. The most common types include:

  • Condition Report
    A basic survey that highlights urgent defects, potential hazards, and areas that may require further investigation. This is suitable if the property appears to be in good condition and you simply want expert confirmation before proceeding.
  • Building Survey
    A more detailed assessment that identifies existing problems and includes repair recommendations, estimated costs, and advice on necessary next steps. This is ideal for properties that are older, appear to need renovation, or where you’re unsure about the condition.
  • Structural Report
    The most comprehensive option. This survey examines structural integrity and outlines repair options and long-term maintenance advice. It is especially recommended if:
    • The property is more than 50 years old
    • It has been extended, altered, or built using non-standard methods
    • It appears run-down or in poor condition
    • You are planning major renovation or conversion work

Do surveys include a property valuation?

No. Condition Reports, Building Surveys, and Structural Reports do not include a market valuation. These are technical reports focused on assessing the physical condition of the property. Property valuation is a separate service and is conducted by a different type of professional.

What does a survey typically cover?

In all cases, a qualified expert will visit the property and assess its:

  • General condition
  • Interior and exterior spaces
  • Parking and storage areas
  • Surroundings and potential environmental risks

Reports will highlight any visible damage, safety hazards, and areas needing further investigation. A Building Survey, in particular, will also estimate repair costs and advise on whether specialist inspections are needed.

How long does it take to receive the report?

The time to receive the report can vary by provider, but it typically takes 3 to 5 working days after the on-site visit.

How much does a survey cost?

Survey costs depend on the type and scope of the report. As a general guide:

  • Prices start around €350 for a basic report
  • The average cost is approximately €450
  • More comprehensive reports or larger/complex properties may cost more

Several firms offer surveys in English and adhere to RICS (Royal Institution of Chartered Surveyors) standards, which is especially helpful for international buyers.

Be cautious when considering properties that appear to be a bargain — low prices often come with hidden costs. A survey can reveal structural problems that may turn an apparent deal into a costly mistake. When in doubt, it’s better to invest in a thorough Building Survey to understand the true condition of the property before making any commitments.