Step-by-Step Buying Process in Spain (2026)

Step 1: Get your NIE number

The NIE (Numero de Identidad de Extranjero) is mandatory for any financial transaction in Spain. Apply at the Spanish consulate in The Hague or Amsterdam, or in person at a police station in Spain. Processing: 2-6 weeks from NL, 1-3 weeks in Spain. Cost: EUR 10-15 government fee plus EUR 100-200 if using a gestor. See: NIE application guide.

Step 2: Engage an independent lawyer

Before viewing properties, appoint a Spanish lawyer (abogado) who is independent from the seller and agent. Budget 1% of purchase price + 21% VAT. Your lawyer conducts due diligence, reviews contracts, and can represent you at the notary with power of attorney. Find Dutch-speaking professionals.

Step 3: Property search and viewings

Work with a registered estate agent (agente de la propiedad inmobiliaria) or search online via Idealista, Fotocasa, or Zaminor listings. Plan a viewing trip of 3-5 days to see 8-12 properties. See: viewing trip checklist.

Step 4: Make an offer and sign reservation

Offers are typically made verbally through the agent. Once accepted, you sign a reservation contract (contrato de reserva) and pay a deposit of EUR 3,000-6,000 to take the property off the market. This deposit is usually non-refundable but deducted from the final price.

Step 5: Due diligence

Your lawyer obtains the nota simple from the land registry, verifies the property is free of debts, checks planning permissions, confirms the cadastral reference matches the physical property, and reviews community debts. This takes 1-3 weeks.

Step 6: Sign purchase contract (contrato de arras)

The formal purchase contract requires a deposit of typically 10% of the purchase price. If the buyer withdraws, they lose the deposit. If the seller withdraws, they must return double the deposit. The contract specifies the completion date, usually 4-8 weeks later.

Step 7: Mortgage (if applicable)

If financing, your bank arranges the valuation and processes the mortgage. The mortgage deed is signed at the notary separately from the purchase deed. Since 2019, the bank pays notary and tax costs for the mortgage deed. See: mortgage guide.

Step 8: Notary completion and key handover

Both parties (or their representatives with power of attorney) attend the notary for signing the escritura publica. The remaining balance is paid via banker's draft or bank transfer. The notary registers the new ownership with the land registry. You receive the keys. Total cost example: see cost breakdown.

Timeline: 3-6 months from initial search to completion. Faster if cash buyer (no mortgage), slower for complex cases. Source: Agencia Tributaria