Buying support
Full-service support for buying a new-build property in Spain
From choosing the property to collecting the keys — and beyond. NIE, bank account, legal work, notary, taxes, utilities, empadronamiento, schools, company formation and complete relocation support, all in one place.
Buying a property in Spain involves far more than finding the right apartment, villa, penthouse or townhouse. That is especially true when you are buying a new build as a foreign buyer — possibly before construction has finished, directly from the developer.
SpainHomeMarket exists so that our clients do not have to find a lawyer, a bank, a tax adviser, an accountant, a notary, a surveyor and a series of Spanish administrators one by one. We coordinate the whole process from a single point, bringing in trusted professional partners wherever they are needed.
Our help can begin before you have chosen a property, and it does not end at the notary's signature or the handover of keys. From the search, through reservation, legal checks, the NIE application, opening a bank account and completing before the notary, all the way to empadronamiento, enrolling children in school, tax matters, obtaining a digital certificate or even setting up a Spanish company — we can help.
Buying a new-build property in Spain — with full-service support
Buying a new-build home in Spain differs from buying a resale property in several ways. Many developments are sold while under construction, or even at an early stage of building, so the right documentation, contract checks, keeping track of the payment schedule and properly securing the sums paid in advance all matter more than usual.
SpainHomeMarket offers new-build properties directly from developers on the Costa Blanca, Costa Cálida, Costa del Sol, Costa de Almería, Costa del Azahar, around Valencia and in other popular coastal regions of Spain.
Throughout, our aim is that you always know exactly what is happening, which document is needed, when you have to pay, what costs to expect and what the next step will be.
- 01
Understanding your needs and a tailored property search
The first step is not to send you links to hundreds of properties. First, we get to know what you have in mind.
We discuss whether you are looking for a permanent home, a holiday home, somewhere to spend the winter, an investment or a property to let long-term. We take into account your budget, the location you want, distance to the beach, airport connections, infrastructure, access to schools and healthcare, and whether you need something ready to move into or are happy to buy off-plan.
A couple retiring to Spain, a family with young children, a digital nomad and an investor all have different priorities. So we shape the search around your circumstances every time.
- 02
Choosing the location
Spain's coastal regions differ substantially in prices, infrastructure, climate, international community, transport, services and the properties on offer. We help you compare the areas and towns that are relevant to you.
Costa Blanca South, for instance, can offer a very different lifestyle from Costa Blanca North, the Costa Cálida or the Costa del Sol. A beach town near Alicante or Murcia airport serves different buyers from a golf resort, a quiet inland village or a larger city.
We look not only at the property, but at what living there would be like.
- 03
Selecting developments and developers
We help you navigate the different developments, check current availability, stay in contact with the developer and obtain the information you need. With new builds, prices, available units, construction phases and delivery dates change constantly, so whenever you are interested we request up-to-date information from the developer.
We help you read the floor plans, the technical specification, the orientation, the floor, the views, the terrace size, parking, storage, communal areas, the pool and any optional extras.
- 04
Arranging viewings
If you travel to Spain in person, we arrange viewings of the developments and properties you have selected.
With a new build, the exact unit you are buying may not be available to view, because it may still be under construction. In that case a show home, a show apartment, an earlier project or the sales office gives you a sense of the expected quality and finish. A visit is also the moment to get to know the surroundings, not just the property.
- 05
Confirming the current price and availability
With new builds, stock changes quickly. Before you decide, we confirm directly with the developer that the property is still available, what its current price is, which payment structure applies, which extras are included in the price and what delivery date to expect.
- 06
Reservation — the reservation agreement
Once you have found the right property, the next step is usually a reservation. We coordinate the reservation paperwork, the communication with the developer and the payment of the reservation fee.
It is important that you understand, already at this stage, the terms of the reservation, the next payment deadlines and how the reservation amount is credited against the full purchase price.
- 07
Arranging independent legal representation
When buying property in Spain, an independent Spanish lawyer representing the buyer's interests is strongly recommended. On request we help you engage a suitable property-law specialist and coordinate the communication.
The lawyer's role includes checking the contracts and legal documentation, representing your legal interests and overseeing the legal steps needed to complete the purchase.
- 08
Legal checks on the developer and the property
With a new build or a property under construction, checking the documentation behind the development is particularly important. With the right professionals, this can cover the developer's legal standing, the land registry position, ownership of the plot, building permits, the project documentation and the licences required for handover.
The aim is to confirm that the purchase takes place within a sound legal framework.
- 09
Protecting stage payments on properties under construction
When buying off-plan — a property still under construction — the instalments you pay during the build deserve particular attention. We help coordinate checks that the developer has the bank guarantee or insurance that Spanish law requires, in the cases it requires it, to protect sums paid in advance.
This is one of the most important differences between buying a completed new build and one still being built.
- 10
Reviewing the purchase contract
After the reservation, a more detailed private purchase contract usually follows. Your legal representative reviews the documentation; where needed, we coordinate communication with the developer and the legal team.
Particularly important in the contract are the precise identification of the property, the price, the payment schedule, the expected delivery date, the technical specification, the obligations of both parties and the provisions for any delay.
- 11
Keeping track of the payment schedule
For properties under construction, the price is usually paid in several instalments. We help keep the schedule clear, watch the deadlines and communicate with the developer, so you always know in advance when each amount falls due.
- 12
Applying for the NIE number
The NIE — Número de Identidad de Extranjero — is the unique identification number for foreigners who have economic, professional or other dealings in Spain. For buying property in Spain it is, in practice, essential.
We help with the whole NIE process: preparing the required documents, completing the forms, booking the appointment, handling the fee and — where the law and your power of attorney allow it — coordinating the application through a representative.
There is no need to wait for handover. The NIE is best started early in the buying process.
- 13
Notarial power of attorney
If you would rather not travel to Spain for every single formality, many steps can be carried out by an authorised representative. We help coordinate the preparation and execution of the appropriate Spanish notarial power of attorney.
Documents drawn up abroad may need official certification, an apostille and a Spanish translation. A properly prepared power of attorney can simplify the process considerably.
- 14
Opening a Spanish bank account
We help you open a Spanish bank account and prepare the banking documentation. Beyond identity documents and the NIE, banks may ask foreign clients for documentation on tax residency, income or the origin of funds. We help you prepare for these requirements in advance.
A Spanish account later makes it easier to pay utility bills, community fees, insurance, local taxes and other regular costs by direct debit.
- 15
Proof of funds and bank compliance
In a larger international property transaction, the banks and financial parties involved may ask for proof of where the funds come from. We help you understand, at the very start, which documentation may be required.
That may be evidence of employment income, business income, savings, a property sale, an inheritance or another lawful source. Preparing properly helps avoid a large bank transfer being held up right before the notary appointment.
- 16
Currency exchange and international transfers
If you are buying from a currency outside the euro area — pounds, for example — the exchange rate can significantly affect the real cost of the purchase. On request we help you review international transfer options and currency-exchange solutions.
- 17
Spanish mortgages for foreign buyers
If you would like to finance the purchase with a Spanish bank loan, we can help organise the mortgage process too. The bank will typically assess your income, existing financial commitments, tax residency, employment or business background and the value of the property.
We can help gather the documents, liaise with the bank and coordinate the process.
- 18
Following the construction
If you buy a property still under construction, anywhere from several months to a year or two may pass between reservation and key handover. We do not leave you on your own during that time.
We help keep in touch with the developer, pass on progress updates, track the expected delivery date and coordinate whatever further steps are needed.
- 19
Technical inspection and snagging
When a new build is completed, it is wise to inspect the workmanship in detail around the time of final handover. On request we can arrange a snagging inspection with a technical professional before you accept the property.
This covers walls, floors and tiling, doors and windows, electrical points, plumbing, sanitaryware, kitchen fittings, air conditioning, the terrace, railings, paintwork and other technical elements. Any defects found go onto a snagging list that is passed to the developer for correction.
- 20
Occupancy documentation
At handover, the documentation required for a new home to be lawfully occupied and handed over must also be checked. Its exact name and form vary by region.
Your lawyer can confirm that the property holds the occupancy or first-occupancy licence required in that region.
- 21
Completion before the notary
One of the most important moments of the purchase is signing the final deed before a notary — the escritura pública de compraventa. Before the signing, we coordinate the preparations with the developer, the lawyer, your bank and, where relevant, the lending bank.
This is typically when the balance of the price is paid and possession of the property is transferred. With a suitable power of attorney in place, in some cases you do not need to attend in person.
- 22
Taxes and costs of buying a new build
On top of the purchase price, there are always taxes and other buying costs. On a new build bought directly from the developer as a first sale, Spanish VAT — IVA — generally applies. For residential property the standard IVA rate is currently 10%; special property types may be treated differently.
Stamp duty — AJD, Actos Jurídicos Documentados — may apply as well, and its rate and detailed rules vary between Spain's autonomous communities. The exact costs always have to be calculated for the specific property, region, buyer status and transaction.
On request, we therefore prepare a detailed cost estimate before you buy, and consult the appropriate tax and legal professionals.
- 23
Land Registry — Registro de la Propiedad
After completion, ownership has to be properly registered in the Spanish Land Registry, the Registro de la Propiedad. We help coordinate and follow the process.
Once complete, it can be confirmed that title to the property has been correctly recorded in the new owner's name.
- 24
Cadastral records — Catastro
The property's cadastral record, the Catastro, also has to be brought up to date. Where needed, we help check that the change of ownership and the property details are handled correctly.
- 25
IBI and local property tax
An important recurring cost for property owners in Spain is IBI — Impuesto sobre Bienes Inmuebles — the local property tax. We help clarify which town hall or local tax authority handles the tax for your property, how it can be paid and how to set up automatic direct debit if you wish.
- 26
Community fees and the owners' association — Comunidad de Propietarios
In an apartment building, an urbanisation or a development with shared facilities, the owner usually becomes a member of an owners' association, the Comunidad de Propietarios. We help register the new owner's details, set up payment of the community fees and obtain the administrator's contact details.
- 27
Electricity, water, gas and utility contracts
A new property becomes a real home when everything works. We help coordinate the connection or transfer of electricity, water and — where relevant — gas. We can also help prepare the documents the contracts require and set up direct debits.
- 28
Internet, mobile and telecommunications
On request, we also help you choose and arrange the connection of internet, mobile and other telecommunications services.
- 29
Home insurance
We help you review suitable Spanish home insurance options. With a mortgage, the bank may set certain insurance requirements; even without one, appropriate buildings, contents and liability cover is advisable.
- 30
Furnishing and making the property move-in ready
Many new-build homes in Spain are delivered with a kitchen and certain built-in elements, but full furnishing is not necessarily included in the price. On request we help arrange furniture, lighting, blinds and shading, decoration, outdoor furniture, appliances and interior design.
The aim can be a fully turn-key home, ready to use from day one.
- 31
Alarms, security systems and smart home
On request we can also coordinate the installation of a security system, alarm, cameras, electronic access or smart-home solutions.
- 32
Key handover and taking possession
Once the purchase is complete, we coordinate the handover of the keys and the documentation relating to the property. If you cannot be present in person, an alternative can be arranged in advance within an appropriate legal framework.
Our help does not end with the purchase
Many of our clients are not simply buying a holiday home — they are moving to Spain, partly or completely. In that case, the property is only the first step.
SpainHomeMarket can also help organise the administration that everyday life in Spain requires.
Full NIE number service
The NIE is the Spanish identification number for foreigners, required in many official and financial procedures. We help prepare the application, the forms and documents, book the appointment and coordinate the process.
Spanish bank account and IBAN
We help you choose a suitable Spanish bank, arrange an appointment and put together the document package needed to open an account. The account later makes many local payments easier — utilities, taxes, insurance, community fees.
Empadronamiento — registering your address in Spain
If you live in Spain, an important formality is the empadronamiento — registering on the municipal register of residents, the Padrón Municipal. We help check the requirements of your town hall, book the appointment and compile the documentation.
The empadronamiento matters for several other procedures in Spain, which makes it one of the basic steps of settling in.
Registration of EU citizens in Spain
For citizens of EU member states, living in Spain long-term may require a further registration beyond the NIE. For stays of more than three months, the registration rules for EU citizens have to be taken into account.
We help identify the right procedure, prepare the documents and bring in a specialist.
Residence permits and immigration
For clients from outside the EU, living or working in Spain may require a separate immigration procedure. On request, with an immigration specialist or lawyer, we help determine the right type of residence and coordinate the administrative process.
Buying a property and the right to reside in Spain are two separate legal questions, so every case needs to be assessed individually.
Digital certificate — Certificado Digital
Much of life in Spain can now be handled online. The Certificado Digital lets you identify yourself on many Spanish state and municipal e-government platforms and deal with matters online. We help with applying for and activating the digital certificate.
With proper electronic identification, tax matters, municipal procedures, social security processes and various official applications become far simpler.
Cl@ve electronic identification
On request we also help with the Spanish state Cl@ve electronic identification system. Getting digital administration set up properly makes later life in Spain considerably easier, especially for those who do not speak Spanish fluently.
Tax advice and taxation in Spain
Owning property in Spain can bring tax obligations. Your position varies considerably depending on whether you are Spanish tax resident or non-resident, whether you use the property yourself or let it, whether you buy as an individual or through a company, and which autonomous community the property is in.
With a trusted tax adviser or gestor, we help you review and manage the relevant tax obligations. Non-resident owners, for example, may be liable for Spanish non-resident income tax — Impuesto sobre la Renta de No Residentes, IRNR — filed on Form Modelo 210. The actual liability always has to be determined from your individual situation.
Assessing tax residency
If you spend a substantial part of the year in Spain, take up employment, run a business or move here with your family, it is important to clarify your tax residency. We help bring in a suitable tax specialist who assesses your obligations in Spain and other countries based on your circumstances, including the applicable double-taxation rules.
Gestoría and ongoing administrative representation
In Spain, many individuals and businesses use a gestor or gestoría — an administrative agent. On request we connect you with a suitable administrative and tax professional who can also help with routine matters after the purchase.
Spanish will
Owning property in Spain makes it worth reviewing your position from an inheritance point of view. On request we coordinate, with a lawyer and notary, the preparation of a Spanish will and legal advice on the inheritance of assets located in Spain.
Enrolling children in school in Spain
For families, school is one of the most important questions of the move. We help map out the educational options in the area — state, state-subsidised private (concertado), private and international schools — taking into account the child's age, previous schooling, languages, where the family will live and how easy the school is to reach.
We help make contact with the school, find out the enrolment requirements and compile the documentation. Foreign certificates or school records may need translation, certification or, in some cases, an educational recognition procedure, which we can also help organise.
Finding international schools
The Costa Blanca, Costa Cálida and Costa del Sol are home to many international schools. On request we take the school's location into account while you are still choosing a property, so the family does not discover afterwards that the right school is too far from the chosen home.
Healthcare and health insurance
When you settle in Spain, we help you find your way around the healthcare options. Depending on your status, these may include the Spanish public health system, European social-security entitlements or private health insurance. We help clarify the administrative steps and, where needed, find suitable insurance.
Tarjeta Sanitaria — the Spanish health card
If you meet the eligibility conditions, we can help with obtaining the regional health card and registering with your local health centre.
Private health insurance
For clients who need private health insurance for residency or other reasons, we help find suitable insurance options.
Setting up a company in Spain
For those who are not only buying property but also want to start a business in Spain, we coordinate company formation with our specialist partners. One of the most common Spanish company forms is the Sociedad Limitada — S.L. — roughly the equivalent of a limited company.
We can help with choosing the right business form, the company-name administration, preparing the corporate documents, the notarial formalities, obtaining the tax number (NIF), opening a business bank account, registration at the Companies Registry and coordinating the tax-office filings.
Autónomo — self-employment in Spain
If the planned activity does not strictly require a company, the autónomo — Spanish self-employed — status may be an option. With an accountant or gestor we help review which structure suits the activity, then coordinate the administration needed to start.
Bookkeeping and business taxation
After incorporation, a business has ongoing bookkeeping, tax and filing obligations. On request we arrange a long-term relationship with an accountant or gestoría.
Sworn translations — Traducción Jurada
Certain Spanish official procedures require sworn Spanish translations of foreign documents. We help engage a traductor jurado — a translator officially recognised in Spain. This may apply to civil-status documents, marriage certificates, school certificates, official certificates, company documents or other foreign records.
Apostille and document legalisation
Documents issued abroad sometimes need an apostille or other legalisation before they can be used in Spain. We help determine which form is accepted for a given procedure and coordinate the preparation.
Driving licence and vehicle matters
If you live in Spain long-term, questions may arise about using or exchanging a foreign driving licence, or registering a vehicle brought in from abroad. On request we coordinate these procedures with a suitable professional.
Moving to Spain
We can also help organise the physical move. On request we coordinate removal companies, transport, storage and other service providers.
Alterations, improvements and interior design
A new build rarely needs classic renovation, but owners often want individual changes — shading, a pergola, a pool, an outdoor kitchen, glazing, extra air conditioning, wardrobes or other additions. With trusted tradespeople we can help organise these too.
Property management for absent owners
If you spend only part of the year in Spain, having someone local who can act when needed is especially valuable. On request we arrange property management, key holding, cleaning, maintenance and inspection services.
Letting and investment property
If you are buying as an investment, we help you review long-term and short-term letting options. The rules on short-term tourist lets in Spain differ by region, by municipality and even by building, so it always has to be checked under what conditions a given property may be let.
We do not recommend deciding on expected yield alone without first examining the local regulations and the real costs.
Tourist licence and letting administration
Where the property and local regulations allow it, we help — with a specialist — review the tourist or letting registrations and administrative obligations that apply.
Cleaning, maintenance and guest management
For a rental or a second home, we can also bring in cleaning, maintenance, key-handover and local property-management providers on request.
Why choose SpainHomeMarket's full-service support?
When buying abroad, most problems come not from choosing the property itself but from the many interdependent administrative processes around it. A bank, a lawyer, a notary, a developer, the tax office, the town hall, the land registry, utility companies, an insurer and many others can all be involved in a single purchase.
SpainHomeMarket exists so that you do not have to coordinate all of that on your own.
One point of contact throughout
From the property search to the key handover — and, if you wish, beyond — we handle the administration and coordinate everyone involved.
Specialised in new builds
We focus on new-build Spanish properties available directly from developers. We know the process of buying off-plan, developers' payment schedules and the administration around handover.
We think beyond the purchase
The goal is not simply to make you an owner. We also think about what happens the next day. Bank account, utilities, internet, insurance, address registration, taxes, school, healthcare, digital administration — together, these are what make life in Spain work.
A trusted professional network
Wherever legal, tax, accounting, notarial, technical or other specialist expertise is needed, we coordinate the work with the right professional partner.
Buying property in Spain, step by step
Your path will look roughly like this:
- 1Understanding your needs
- 2Choosing the location
- 3Comparing properties
- 4Viewing
- 5Confirming availability
- 6Reservation
- 7NIE
- 8Legal checks
- 9Purchase contract
- 10Bank account
- 11Stage payments
- 12Following construction
- 13Technical inspection
- 14Completion at the notary
- 15Taxes
- 16Land Registry
- 17Key handover
- 18Utilities
- 19Insurance
- 20Empadronamiento
- 21Further relocation support
Not every client needs every single step. We tailor the service package to your specific situation.
Frequently asked questions about buying a new build in Spain
Can a foreign citizen buy property in Spain?
Yes. EU and non-EU citizens alike can buy property in Spain. The purchase does involve several administrative steps, so it is wise to sort out the NIE number, legal representation and the banking documentation for payment early in the process.
Do I need a NIE number to buy property in Spain?
The NIE is the Spanish identification number for foreigners and plays a fundamental role in the purchase. We recommend not leaving the application until the last moment before completion at the notary.
Do I need a Spanish bank account to buy?
The technical requirements are not identical in every situation, but a Spanish bank account is extremely practical during the purchase and especially for running the property afterwards. It greatly simplifies paying utilities, community fees, insurance and local taxes.
How much tax do I pay when buying a new build in Spain?
On the first purchase of a new residential property from the developer, Spanish IVA generally applies, currently at the standard rate of 10% for residential property. AJD stamp duty and other buying costs may also arise. The AJD rate varies by autonomous community, so a separate cost calculation is worth preparing for each property.
Is it safe to buy a property under construction?
With proper legal checks, buying off-plan is established practice in Spain. It is particularly important to check the project, the contract and the guarantees covering the sums paid in advance. That is why, for properties under construction, we especially recommend engaging an independent lawyer.
Is the developer checked?
On request, as part of the legal checks, the appropriate professionals can review the relevant legal documentation of the developer and the project.
Can I get a bank guarantee for the sums paid during construction?
Spanish law requires, under defined conditions, protection for sums paid in advance on residential property under construction. The documentation and guarantees of each specific project must always be checked.
Can I buy without being in Spain throughout?
Yes. With a suitable notarial power of attorney, many steps can be carried out through a representative. This is especially useful for buyers living abroad.
Can a foreigner get a Spanish mortgage?
Yes, Spanish banks can offer property finance to foreign clients. The conditions depend on income, tax status, existing commitments, the property value and the bank's risk assessment.
What is the empadronamiento?
The empadronamiento is registration on the Spanish municipal register of residents. The municipal record certifies where a person lives locally and matters for many other procedures.
Is the empadronamiento the same as the NIE?
No. The NIE is a foreign person's unique Spanish identification number, while the empadronamiento certifies that the person lives in a specific Spanish municipality.
Is the NIE the same as a Spanish residence permit?
No. On its own, the NIE is an identification number. The legal basis for residence and the registration it requires are a separate matter.
Do you help with enrolling children in school?
Yes. We help map the state, concertado, private and international schools in the area, make contact with the schools and prepare the enrolment documentation.
Do you help with taxes?
Yes. On request, with a Spanish tax specialist, accountant or gestor, we coordinate matters relating to property ownership, non-resident taxation, tax residency, letting or business.
Do you help set up a Spanish company?
Yes. With a specialist partner we help coordinate, among other things, the formation of an S.L. company or the start of an autónomo activity.
What is the electronic certificate in Spain?
The Certificado Digital is a digital identification and e-government solution with which many Spanish official procedures can be handled online. We help you obtain and set it up.
Do you help connect utilities?
Yes. On request we help coordinate the activation or transfer of electricity, water, internet and other services.
Can I count on SpainHomeMarket after the keys are handed over?
Yes. Our aim is not for the relationship to end on the day of the notary signing. On request we continue to help organise the administration around the property and life in Spain after the purchase.
A new home in Spain — with less administration
Buying property in another country can seem complicated at first. A different language, a different legal system, unfamiliar banking procedures, NIE, notary, taxes, land registry, utilities and countless new abbreviations. You do not have to learn all of it on your own.
Whether you are looking for a holiday home on the Costa Blanca, a new home on the Costa Cálida, a beachfront apartment, a modern villa, a penthouse, a golf property or an investment, you can count on us from the very first step. And if the purchase turns into a full or partial move to Spain, we help with that too.
You choose your new Spanish home. We help everything else fall into place.