Why Spain remains the top choice for Dutch property buyers
Spain has been the number-one destination for Dutch property buyers for over two decades, and 2026 is no different. More than 40,000 Dutch nationals currently own property in Spain (as of Q1 2026), spread across the Costa del Sol, Costa Blanca, Balearic Islands, Canary Islands, and increasingly the major cities of Barcelona, Madrid, and Malaga. The reasons are both practical and emotional: direct flights from Amsterdam Schiphol, Rotterdam The Hague Airport, and Eindhoven Airport reach most Spanish coastal cities in under three hours, property prices remain 40-60% below comparable locations in the Randstad, and the climate delivers 300+ days of sunshine per year.
But buying property in Spain is not the same as buying a house in Utrecht or Den Haag. The legal framework differs fundamentally from the Dutch system. There is no notariele bescherming as you know it from the Netherlands. The estate agent typically represents the seller, not you. Transfer tax rates vary dramatically between regions, and both Spain and the Netherlands expect you to file tax returns on the property. This guide walks through every step of the process, from your first research to collecting the keys, with the specific context that matters to buyers coming from the Netherlands.
For a quick comparison of costs across different Spanish regions and Dubai, the Zaminor cost calculator provides an itemized breakdown based on your purchase price and chosen location.
Step 1: Get your NIE number (Numero de Identificacion de Extranjero)
The NIE is a foreigner identification number that functions as your fiscal identity in Spain. Without it, you cannot buy property, open a bank account, sign a utility contract, or file tax returns. It is the absolute first step in any Spanish property purchase, and obtaining it early prevents delays later in the process.
How to apply for your NIE
There are three routes to obtaining your NIE, each with different trade-offs in terms of cost, time, and convenience:
- In Spain (in person): Visit the Oficina de Extranjeros or a designated national police station (Policia Nacional) in the province where you intend to buy. You need the EX-15 form (downloadable from the Spanish Ministry of Inclusion website), your valid passport, one passport-sized photo, and a document proving your reason for applying, such as a letter of intent from a property seller or a pre-approval from a mortgage lender. Appointments are booked through the Sede Electronica system, which can be competitive in tourist areas during peak season. Processing takes 1 to 3 weeks depending on the province.
- From the Netherlands: Apply through the Spanish consulate in Amsterdam or The Hague. You will need the same documentation plus additional legalized copies. Processing typically takes 3 to 6 weeks. The consulate charges the standard Tasa 790 fee of approximately EUR 12 (as of Q1 2026).
- Through a legal representative: A Spanish lawyer (abogado) can apply on your behalf using a notarized power of attorney (poder notarial). This is the most common route for Dutch buyers who prefer not to travel to Spain solely for paperwork. The power of attorney can be signed at any Dutch notary and then apostilled for use in Spain. Lawyer fees for this service typically run EUR 150 to 250 (as of Q1 2026), on top of the government fee.
The NIE number itself is free. The only mandatory government cost is the Tasa 790 (model 012), which is approximately EUR 12 (as of Q1 2026). This fee is paid at a Spanish bank before your appointment. The NIE does not expire, though the certificate (the paper document) has a validity of three months. If your certificate expires before completion, your lawyer can request a new one using the same NIE number.
For a detailed walkthrough of the NIE process specifically for Dutch applicants, see our dedicated FAQ section.
Step 2: Open a Spanish bank account
While not legally required to purchase property, a Spanish bank account is practically essential. It is needed for setting up direct debits for property tax (IBI), community fees, water, electricity, and internet. If you take out a Spanish mortgage, the bank will require you to hold an account with them for the monthly installments.
The most commonly used banks among non-residents are Sabadell, CaixaBank, BBVA, and Santander. Each has branches along the coast with staff accustomed to working with international clients. Some banks now offer partially digital account opening for EU residents, but a visit to a branch is typically required to finalize the process and provide original documents.
What you need to open an account
- Valid passport
- NIE number (or proof of application)
- Proof of income or employment (recent payslips, employment contract, or annual tax return)
- Proof of address in the Netherlands (utility bill or bank statement, not older than 3 months)
Non-resident accounts typically carry annual maintenance fees ranging from EUR 0 to EUR 200 (as of Q1 2026), depending on the bank and account type. Negotiate these fees as part of your mortgage discussion if applicable. Banks are often willing to waive maintenance fees for clients who also take a mortgage product.
Step 3: Define your budget and understand the full cost structure
The purchase price is only part of the equation. A common mistake among first-time buyers in Spain is underestimating the additional costs, which typically add 10 to 15% on top of the property price. The exact percentage depends on the region (due to different transfer tax rates) and whether you are buying a resale or new-build property.
| Cost item | Resale property | New build |
|---|---|---|
| Transfer tax (ITP) | 6-10% (varies by region) (as of Q1 2026) | N/A |
| VAT (IVA) | N/A | 10% mainland / 6.5% Canary Islands (as of Q1 2026) |
| Stamp duty (AJD) | Included in ITP | 0.5-1.5% (varies by region) (as of Q1 2026) |
| Notary fees | EUR 600 - 1,500 (as of Q1 2026) | |
| Land registry (Registro de la Propiedad) | EUR 400 - 800 (as of Q1 2026) | |
| Legal fees (independent lawyer) | 1 - 1.5% of purchase price (as of Q1 2026) | |
| Mortgage costs (if applicable) | 1 - 2% (valuation, arrangement, insurance) (as of Q1 2026) | |
ITP rates by region: where you buy matters enormously
Transfer tax (Impuesto de Transmisiones Patrimoniales) is the single largest cost after the property price itself for resale purchases. It varies dramatically between Spain's autonomous communities, and this difference can amount to tens of thousands of euros. The regions most popular with Dutch buyers have the following rates (as of Q1 2026):
- Andalusia (Costa del Sol): 7% flat rate. Reduced to 3.5% for buyers under 35 purchasing a primary residence. One of the lowest coastal rates in Spain. Source: Junta de Andalucia.
- Valencian Community (Costa Blanca): 10%. Dropping to 9% from June 1, 2026 for properties valued under EUR 1,000,000 under Law 5/2025. Properties above EUR 1M will be taxed at 11%.
- Catalonia (Costa Brava, Barcelona): 10% (progressive scale applies since 2025 for higher-value properties).
- Balearic Islands (Mallorca, Ibiza, Menorca): Progressive scale from 8% to 13%. First EUR 400,000 at 8%, EUR 400,001-600,000 at 9%, EUR 600,001-1,000,000 at 10%, EUR 1,000,001-2,000,000 at 12%, above EUR 2,000,000 at 13%. Young buyers under 36 purchasing a first home under EUR 270,151 qualify for a reduced 2% rate.
- Canary Islands: 6.5%.
- Murcia: 8%.
- Madrid: 6% (relevant for city apartment buyers).
To put this in perspective: on a EUR 400,000 resale apartment, you would pay EUR 28,000 in transfer tax in Andalusia versus EUR 40,000 in Valencia (before June 2026) versus EUR 32,000 in the Balearics. That EUR 12,000 difference between Andalusia and Valencia could cover your entire legal fee and furnishing budget. Use the Zaminor region comparison tool to see the full cost breakdown side by side.
Step 4: Secure financing
Non-resident buyers in Spain can obtain mortgage financing from Spanish banks, though the terms are more conservative than for residents. Understanding the current lending landscape helps you set realistic expectations and strengthen your negotiating position.
Non-resident mortgage terms (as of Q1 2026)
- Maximum LTV (loan-to-value): 60-70% of the property's appraised value, compared to 80% for Spanish residents. Some banks cap non-resident LTV at 60% for properties above EUR 500,000.
- Interest rates (variable): Euribor + 1.5% to 2.5% spread. With the 12-month Euribor at approximately 2.2% (as of Q1 2026), this translates to an effective rate of 3.7% to 4.7%.
- Interest rates (fixed): 2.8% to 4.5% depending on LTV, term length, and borrower profile (as of Q1 2026).
- Maximum term: 20 to 25 years for non-residents, with the loan typically required to be repaid before the borrower reaches age 70-75.
- Debt-to-income ratio: Banks require that total debt payments (including the Spanish mortgage) do not exceed 35-40% of your gross income.
- Stress test: Most banks simulate affordability at +2% above the current rate to ensure you can handle rate increases.
Required documentation for a Spanish mortgage
- Valid passport and NIE number
- Proof of income: employment contracts, last 3 payslips, and annual tax returns (IB-aangifte) for the past 2-3 years
- Bank statements from the past 6-12 months
- Details of existing debts and financial commitments
- Property valuation report (tasacion) from a bank-approved surveyor, typically costing EUR 300-600
- Life insurance linked to the mortgage (most Spanish banks require this)
- Building insurance (seguro de hogar)
An alternative route used by some Dutch buyers is to arrange financing through a Dutch bank or mortgage broker by leveraging equity in an existing Dutch property. This avoids the Spanish mortgage process entirely but requires sufficient equity and a willing lender. Discuss this option with your Dutch hypotheekadviseur before exploring Spanish financing.
Step 5: Find and inspect your property
Working with a reputable, independent buyer's agent (not the seller's listing agent) is strongly advised. In Spain, the listing agent represents and is paid by the seller. Their incentive is to close the deal at the highest price, not to protect your interests. An independent buyer's agent or a platform like Zaminor's broker network works exclusively on your behalf.
Essential checks before making an offer
- Nota Simple: This Land Registry extract is the most important document in any Spanish property transaction. It confirms the legal owner, property boundaries, building description, and any existing mortgages, liens, or legal charges (cargas). Your lawyer should obtain a fresh Nota Simple before you sign anything. Cost: approximately EUR 10-15 per request.
- Cadastral reference (referencia catastral): Cross-reference the Nota Simple with the Catastro (Spanish cadastre) to verify that the registered property matches the physical property. Discrepancies between the two are common, especially in older or rural properties.
- Building licenses and permits: Verify that all structures on the property, including extensions, pools, terraces, and outbuildings, have proper building permission (licencia de obra). Unlicensed construction is widespread in certain regions (particularly rural Andalusia, Murcia, and parts of the Costa Blanca). Buying an unlicensed structure can prevent resale, block insurance, and lead to demolition orders.
- Energy Performance Certificate (CEE): Mandatory for all property sales since 2013. The seller must provide this before marketing the property. Ratings range from A (most efficient) to G (least efficient). Most older Spanish properties fall in the D-G range.
- Community fees and financial health: Request the annual accounts and minutes from the last three AGMs (Actas de la Junta) of the community of owners (comunidad de propietarios). Check for outstanding debts from the seller, deferred maintenance, and any planned special assessments (derramas). Monthly community fees range from EUR 50 to EUR 500+ depending on shared amenities (as of Q1 2026).
- Urban planning status (urbanismo): Check with the local town hall (ayuntamiento) whether the property is affected by any current or planned infrastructure projects, zoning changes, or expropriation orders. This is especially critical for properties near major roads, coastlines, or development zones.
Step 6: Sign the reservation and deposit contract
Once you have found your property and completed preliminary checks, the purchase process typically unfolds in two contractual stages before the final notary signing.
Reservation agreement (contrato de reserva)
A small deposit, typically EUR 3,000 to 6,000 (as of Q1 2026), takes the property off the market for 1 to 2 weeks while your lawyer conducts initial due diligence. This contract is usually prepared by the seller's agent. Have your own lawyer review it before signing. The deposit is normally deducted from the final purchase price.
Private purchase contract (contrato de arras)
This is the binding contract between buyer and seller. You pay 10% of the agreed purchase price as a deposit (senal or arras penitenciales). The consequences of breach are clearly defined under Spanish law:
- If the buyer withdraws, the full deposit is forfeited to the seller.
- If the seller withdraws, they must return double the deposit amount to the buyer.
The arras contract should specify the agreed price, the completion deadline, the condition of the property, which fixtures and fittings are included, and any conditions precedent (such as mortgage approval). Never sign an arras contract without independent legal review. Your lawyer should draft or at minimum revise every clause.
Step 7: Complete due diligence
Between the arras signing and the notary completion, your lawyer conducts a thorough legal investigation. This typically takes 2 to 4 weeks and covers:
- Updated Nota Simple to confirm no new charges have been registered since the reservation
- Verification that the seller has no outstanding debts on the property (IBI, community fees, utility bills)
- Confirmation that the cadastral records match the Land Registry and the physical property
- Check for any ongoing legal disputes, administrative proceedings, or demolition orders
- Verification of the tourist rental license (licencia turistica or VFT/ETV) if you intend to rent the property short-term
- Review of the community statutes for any restrictions on use, renovation, or rental
Step 8: Complete the purchase at the notary
The final step is signing the escritura publica (public deed) before a Spanish notary (notario). Both buyer and seller, or their legal representatives acting under a poder notarial, must be present. During this appointment:
- The remaining balance of the purchase price is paid, typically via banker's draft (cheque bancario) or bank transfer.
- The notary verifies the identity of both parties, the legal status of the property, and the absence of outstanding charges.
- The escritura is read aloud, signed by both parties, and ownership transfers immediately.
- The notary submits the deed to the Land Registry (Registro de la Propiedad) for formal registration, which takes 1 to 3 months.
- Relevant taxes (ITP or IVA+AJD) must be paid within 30 days of signing, using Form 600 submitted to the regional tax authority.
Notary fees are government-regulated and range from EUR 600 to EUR 1,500 depending on the purchase price (as of Q1 2026). You have the legal right to choose the notary; the seller cannot impose their preferred notary on you.
Step 9: Post-purchase administration
After the keys are handed over, several administrative tasks need attention:
- Utility contracts: Transfer water (agua), electricity (luz), and internet to your name. In some regions this can take several weeks. Your lawyer or a gestor can handle this.
- IBI (Impuesto sobre Bienes Inmuebles): Annual property tax based on the cadastral value, typically 0.4% to 1.1% of the valor catastral (as of Q1 2026). Paid to the local municipality, usually via direct debit.
- Annual non-resident tax (Modelo 210): If you do not reside permanently in Spain, you must file an annual tax return declaring either imputed income (if the property is for personal use) or actual rental income. For personal-use properties, the imputed income is 1.1% of the cadastral value (or 2% if the cadastral value has not been revised in 10+ years), taxed at 19% for EU residents (as of Q1 2026). Source: Agencia Tributaria (Spanish Tax Agency).
- Wealth tax (Impuesto sobre el Patrimonio): Applies if your net assets in Spain exceed EUR 700,000 (as of Q1 2026). Rates range from 0.2% to 3.5% depending on the region and the total value. Additionally, the Solidarity Tax on Large Fortunes (ISGF, Modelo 718) may apply for net Spanish assets above EUR 3,000,000.
- Dutch Box 3 declaration: Spanish property must be reported on your Dutch income tax return (Box 3 - sparen en beleggen). The property is valued at its market value (WOZ equivalent) as of January 1 each year. The bilateral tax treaty between the Netherlands and Spain generally allocates taxing rights to Spain for immovable property, with the Netherlands providing credit to avoid double taxation. However, correct filing in both countries is essential. Consult a cross-border tax advisor (belastingadviseur).
- Municipal registration (empadronamiento): If you plan to reside in Spain, register with the local town hall. This gives access to public healthcare, allows you to vote in local elections, and may qualify you for resident tax benefits including reduced ITP rates on future purchases.
Timeline: from first search to key handover
| Phase | Estimated duration |
|---|---|
| NIE application | 1 - 6 weeks (depending on route) |
| Bank account opening | 1 - 2 weeks |
| Property search and viewings | 1 - 8 weeks |
| Reservation and arras contract | 1 - 2 weeks |
| Due diligence and legal checks | 2 - 4 weeks |
| Mortgage approval (if applicable) | 4 - 8 weeks |
| Notary completion | 1 - 2 weeks after mortgage approval |
| Total (with mortgage) | 10 - 16 weeks |
| Total (cash purchase) | 4 - 8 weeks |
The NIE application, bank account opening, and initial property search can run in parallel, which significantly reduces the overall timeline. Cash buyers who already have a NIE can complete the entire process in as little as four weeks if the due diligence is straightforward.
Common mistakes Dutch buyers make in Spain
Having worked with Dutch buyers across multiple Spanish regions, certain patterns of mistakes recur consistently:
- Not hiring an independent lawyer: The seller's agent works for the seller. The seller's lawyer works for the seller. A gestor (administrative agent) is not a lawyer and cannot provide legal advice. Always engage your own abogado who is independent of all other parties in the transaction. Budget 1-1.5% of the purchase price for this, and consider it the most important money you spend.
- Ignoring the valor de referencia: Since January 2022, the tax base for ITP is the higher of the declared purchase price or the official reference value (valor de referencia catastral). Buying below the reference value does not reduce your tax bill. Your lawyer should check the reference value before you make an offer so there are no surprises.
- Underestimating renovation costs: Spanish construction standards differ from Dutch ones, particularly regarding insulation, heating, window quality, and plumbing. A property that looks move-in ready may need EUR 20,000-50,000 in upgrades to meet the comfort level a typical Dutch buyer expects. Get independent quotes before purchasing any property that requires work.
- Skipping the Nota Simple: This single document can reveal hidden mortgages, tax liens, court orders, and boundary disputes that would otherwise blindside you at completion. It costs EUR 10-15 and takes minutes to request. There is no excuse for skipping it.
- Forgetting Dutch tax implications: Spanish property must be declared on your Dutch tax return (Box 3). Failure to do so can result in penalties from the Belastingdienst. The bilateral tax treaty prevents double taxation, but only if you file correctly in both countries.
- Assuming you can rent short-term without a license: Tourist rental regulations have tightened dramatically across Spain since 2022. Operating without a valid license (VFT in Andalusia, ETV in the Balearics, licencia turistica in Valencia) carries fines of EUR 20,000 to EUR 600,000 depending on the region. Always verify license availability before purchasing if rental income is part of your plan.
- Not budgeting for ongoing costs: Beyond the mortgage, annual costs for a typical Spanish property include IBI (EUR 300-2,000), community fees (EUR 600-6,000), non-resident tax (EUR 200-1,000+), building insurance (EUR 200-500), and maintenance (pool, garden, AC servicing). For a holiday home used 6-8 weeks per year, annual carrying costs of EUR 3,000-8,000 are realistic.
Frequently asked questions
Can a Dutch resident buy property in Spain without a NIE?
No. The NIE (Numero de Identificacion de Extranjero) is required to complete any property purchase in Spain, to open a bank account, to sign utility contracts, and to file taxes. It is the mandatory first step. You can begin your property search before obtaining the NIE, but you cannot sign any binding contracts or complete the purchase without it. The application is straightforward and can be done from the Netherlands via the Spanish consulate in Amsterdam or The Hague, though processing times vary from 2 to 6 weeks.
How much deposit do I need for a non-resident mortgage in Spain?
Most Spanish banks require non-residents to provide a minimum of 30-40% of the property value as a down payment, plus an additional 10-15% for closing costs (taxes, notary, legal fees, etc.). In practice, this means you need approximately 40-55% of the total property value in available cash or equity. For a EUR 300,000 property, expect to need EUR 120,000-165,000 in total upfront funds, depending on the region's transfer tax rate and whether you opt for 60% or 70% LTV financing (as of Q1 2026).
Do I need to pay tax in both Spain and the Netherlands on my Spanish property?
You have tax obligations in both countries, but the bilateral tax treaty between the Netherlands and Spain prevents double taxation. In Spain, non-resident property owners file Modelo 210 annually, paying tax on either imputed income (for personal-use properties) or actual rental income. The rate for EU residents is 19% (as of Q1 2026). In the Netherlands, the property is reported under Box 3 (sparen en beleggen), where it is subject to wealth-based taxation. The tax paid in Spain is generally credited against your Dutch tax liability. A cross-border tax advisor (grensoverschrijdend belastingadviseur) is strongly recommended to ensure correct filing in both jurisdictions.
What is the valor de referencia and why does it matter?
Since January 2022, Spain's tax authority (Agencia Tributaria) publishes an official reference value (valor de referencia catastral) for most properties. This reference value serves as the minimum tax base for calculating ITP (transfer tax) and inheritance tax. Even if you buy a property for less than the reference value, your ITP is calculated on the reference value. Before making an offer, ask your lawyer to check the reference value of the property through the Catastro website to avoid unexpected tax bills.
How long can I stay in Spain if I own property there?
Property ownership does not grant residency rights. As a Dutch (EU) citizen, you have the right to stay in Spain for up to 90 days in any 180-day period without registering. For stays longer than 90 days, you must register as a resident (inscripcion en el Registro Central de Extranjeros) at the local Oficina de Extranjeros. This is a straightforward process for EU citizens but triggers Spanish tax residency if you spend more than 183 days per year in Spain, which fundamentally changes your tax obligations in both countries.
Further resources
Explore the Spain market guide for region-by-region price data, or use the cost calculator to model the total acquisition cost for your target property. The property glossary explains Spanish legal and real estate terminology in plain language.
Disclaimer: This article is for informational purposes only and does not constitute financial, legal, or tax advice. Tax rates, regulations, and fees mentioned are accurate as of Q1 2026. Always consult a qualified professional before making property purchase decisions.