01
Get your NIE
You can’t buy property in Spain without a Spanish tax number (NIE). EU citizens can apply at the police station; non-EU at a Spanish consulate or in Spain. Don’t skip this — every later step needs it.
Living · Buying property
Buying property in Frigiliana.
A whitewashed village house with a terrace and a view. A finca in the hills with a pool. A modern apartment a 10-minute walk from the plaza. The buying process is straightforward but not cheap on fees — budget 10–13% on top of the price.
€450k
Median house price
10–13%
Fees on top
8–12wk
Offer to completion
€1,500+
Lawyer fees
The market
What kind of property you can buy.
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Old-town houses
Whitewashed village houses, often on multiple floors with a small terrace or roof. Beamed ceilings, tiled floors, deep blue shutters. Range €180k (small, needs work) to €600k+ (renovated, with view). The most characterful option; renovation projects can be exciting and expensive.
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Newer-village apartments & houses
Modern build, in the flatter newer part of Frigiliana below the old town. Easier with a car and luggage; often have parking. Ranges €120k for a 1-bed apartment to €450k for a 3-bed townhouse with garden. Less character, more practical.
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Rural fincas
Country houses on land — gardens, sometimes orchards, often a pool. Range €250k for a small finca needing work to €1.2m+ for a larger property with land and views. Car essential. Best for groups, families, and people who want privacy.
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Plots / building projects
Less common but possible — plots of land in the village outskirts or surrounding countryside, ranging €60k–250k+. Building in Andalusia is a 12–24 month process with serious bureaucratic engagement. For people with patience and architectural ambition.
The process
How buying works in Spain.
02
Open a Spanish bank account
You’ll need to fund the purchase from a Spanish account. Most banks open accounts with NIE alone (non-resident accounts are common for property buyers).
03
Find an English-speaking lawyer
Independent of the agent. Costa del Sol has plenty. Expect €1,500–3,000 for full conveyancing on a typical purchase. The lawyer checks the property is legal, has no debts, has correct paperwork, and represents you at the notary. Do not skip this. Spanish property has hidden problems often invisible to non-experts.
04
Search & offer
Most properties are listed via local agents (in Spain, agent fees are paid by the seller, so as a buyer you’re not paying for their service). Idealista is the dominant property portal; specialist agents in Frigiliana and Nerja have their own listings too. Allow 3–12 months for a serious search.
When you offer, expect some negotiation — Spanish asking prices are usually 5–15% above what sellers will accept on quieter properties. Cash offers move fastest.
05
Reservation deposit (sometimes)
For competitive properties, you may pay a small reservation deposit (€3k–6k) to take it off the market. This is held by the agent or lawyer; refundable if your lawyer finds problems with the property; non-refundable if you simply change your mind.
06
Private contract (Contrato de Arras)
The proper deposit. Typically 10% of the price. If you withdraw, you lose it. If the seller withdraws, they pay back double. Signed once your lawyer’s due diligence is complete. From here, completion is usually 6–12 weeks away.
07
Completion at the notary
Both parties sign the escritura (deed) at the notary. Money transfers same day. Keys handed over. The notary registers the change of ownership. From your side, you mostly just sign — your lawyer handles the rest.
08
Pay the taxes & register
After completion, your lawyer pays the transfer tax and registers the new title. Allow 4–8 weeks for the registry to issue the updated deed. Until then, you have the notary’s copy.
The real cost
What 10–13% on top actually means.
For a €400,000 property, you’ll pay roughly €440,000–452,000 all-in.
| Item | Typical % | On a €400k property |
|---|---|---|
| Transfer tax (ITP) — resale property, Andalusia | 7% | €28,000 |
| VAT (IVA) — new-build only, instead of ITP | 10% | €40,000 if applicable |
| Stamp duty (AJD) — new-build only | 1.2% | €4,800 if applicable |
| Notary fees | 0.3–0.5% | €1,200–2,000 |
| Land registry | 0.2–0.4% | €800–1,600 |
| Legal fees (lawyer) | 0.5–1% | €2,000–4,000 |
| Mortgage costs (if borrowing) | 1–2% | €4,000–8,000 if applicable |
| TOTAL ON TOP (resale, no mortgage) | ~10% | ~€40,000 |
What can go wrong
Pitfalls to avoid.
Illegal extensions
Many older Spanish houses have been extended over decades — some legally, some not. An illegal extension can’t be insured, mortgaged, or sold easily. Your lawyer must check that everything in the deed matches what’s on the ground. Catastro (cadastre) and Registry records should agree.
Outstanding debts on the property
In Spain, debts (community fees, IBI tax, utility bills) attach to the property, not the owner. Your lawyer will get a nota simple from the registry showing any encumbrances. Don’t complete until these are confirmed cleared.
Rural properties without proper paperwork
Some rural fincas in the Axarquía have AFO status (semi-legal, working towards legalisation) or are fully illegal builds. These are unsellable to anyone who borrows from a bank. Don’t buy without your lawyer fully understanding the property’s legal status.
Property tax (IBI) and council services
Annual property tax (IBI) on a €400k house is typically €400–900. Plus rubbish collection, sometimes a small water levy. Plus community fees (comunidad) on apartments — can be €30–200/month depending on shared facilities. Add these to your annual running cost.
Dual currency exposure
If you’re funding from foreign currency, sterling-euro swings can move your purchase price 5–15% in months. Use a currency specialist (Wise, Currencies Direct, Caxton) for the actual transfer rather than your bank — bank rates have meaningful spreads.
Buying through a company structure
Some sellers offer to sell via the property-owning company rather than the property itself, to avoid transfer tax. Tempting on paper; often a trap. The company comes with all its history, tax obligations, and risks. Almost never the right move for a personal home buyer. Get specific advice.
Mortgages for non-residents
Spanish banks lend to non-residents at typically 60–70% LTV (loan to value), with rates currently around 3.5–5% on a 20–30 year term. Residents can get up to 80% LTV. You’ll need 6+ months of income documentation, tax returns, and existing-mortgage statements if any.
Mortgage broker fees in Spain are paid by the bank, but you’ll typically pay a small valuation fee (~€400) and the legal cost of the mortgage deed (around 1.5% of the loan, included in the 10–13% above). Mortgages add 4–8 weeks to the completion timeline.
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